Area with good schools that actually feels like London?

[PancakeCloud]

I’m very much a city person, I like busy areas, I’ve lived in zone 2 for most of my life. I like having cafes, shops and bars around and feeling well connected to the rest of London.

I’m now in the position of being in a too small flat with small children and trying to work out where I can move to that still feels like London but has decent state primaries and secondaries for a girl and a boy. I’d prefer non-selective, non-grammar schools as I hate the idea of having to tutor primary school kids.

Does an area like this actually exist?? I suspect not but thought I’d ask anyway just in case…

I agree nothing wrong with trying for a grammar but the hours of tutoring for 9, 10, 11 year olds just sounds miserable to me.

There are some well travelled commuter routes that are full of ex Londoners. People who were in the north seem to go the St Albans route and west the Guildford. Both areas have brilliant schools. Lots of people who were east seem to go out to Kent for grammars. These areas will never be London but it’s still accessible and you can still be around people, cafes etc. However, I think the biggest thing moving out is the need for a car versus London transport. I think that more than anything else changes lifestyle as well as having to factor in commuting.

You’ve got to decide really what aspects are most important then pick whether you stay or go. One of the things we did that helped us was write down exactly how many times we did certain activities eg the theatre, museums, cafes etc to see whether we were genuinely using the things we said we didn’t want to leave. For us, space and a decent garden won out over London but everyone is different.

Ealing is nice. I lived in West Ealing many years ago.

Herne Hill is lovely but you’d only be able to rent. Which is a pity if you want to buy.

Yes Hither Green has cafes and nice places to hang out. It’s also a short hop to Blackheath.

Telegraph Hill has great primaries but I suspect not many 3 bed flats and houses cost more than £750k.

South East London has really good primaries so I think you’d be fine in most places there. It is trickier with secondaries but I know lots of kids who have gone to Harris Girls in Peckham and love it and same for Deptford Green. And Haberdashers (although I didn’t like that at all). Areas are changing and that means schools are changing all the time.

3 bed flats and maisonettes within budget

Also some ex council properties too - just need to be careful with Herne Hill that you’re the Dulwich side as otherwise too far away

Ealing has pretty good schools that are not all church based if you could cope with being zone 3/4 ..the secondary schools are mainly in the zone 4 bit...but easy to bus/tube as you want long term would definitely check out secondary.. its not ideal but the value 8 (i think its called) is a good indicator as looks at what level the cohorts come in as and then what they leave with..

Comprehensive + tutors is a standard solution.

Oh I do love Winchester!! The 7:18 brings back memories! I used to avoid it like the plague hahah, 6:48 for me (If that still exists, I lived there nearly 10 years ago)! £750k won’t take you very far other there though :( I’d love to be back there. No better place!

That’s good.

Muswell Hill/East Finchley/Ally Pally if you want good state comprehensives. And you’d be spoiled for choice at primary level.

If they're genuinely grammar material they won't mind!

Another vote for Ealing - zone 3 but well connected with 3 Tube lines plus the Elizabeth Line. For secondaries you want the Twyford Trust schools: Twyford itself selects by church attendance, but Ealing Fields doesn’t and is very well regarded. No sixth form but academic kids tend to move over to Twyford for that (it selects by GCSE results in the sixth form). Tiny catchment, but with your budget you ought to be able to find something suitable. Primaries are generally good,and it’s a nice area for small kids - lots of parks.

I’m afraid I haven’t looked at schools as my friend who lives there is single, but the roads going towards Blackheath (as well
as Blackheath itself and of course Greenwich) are beautiful. Lewisham is much more urban, but the conservation area is lovely and the main precinct has everything you need.

Deptford might be what you’re looking for? Lots of diversity, well connected, arty. Close to New Cross, Brockley and Lewisham and just a few minutes on the train to LB. For eg;

https://www.rightmove.co.uk/properties/87897642

Sounds like a what I’m looking for in terms of area but does it have any decent secondaries?

Not sure if anyone has mentioned Battersea / Wandsworth Common area, the two best primary schools are Honeywell and Belleville and Bollingbroke for secondary.
East Finchley isn't as nice as Crouch End or Muswell Hill, but is mainly cheaper, as a tube and has some good primary and secondary schools.
The problem with Lewisham, New Cross etc is that they are not like Zone 2 London.

https://www.rightmove.co.uk/properties/174465047#/?channel=RES_BUY This is near Tufnell Park/Cally Road. There are flats in Kentish Town, Holloway and Crouch End within your budget. Probably Islington too.

I am thinking of moving to Walthamstow Central - great cinema, new theatre, William Morris Gallery, great public transport, great independent shops, urban vibe...

New Cross and Lewisham (station) are Zone 2! What is 'zone 2 London' that they are not like?

Deptford Green is improving very fast as the area is basically gentrifying (like it or not). I’m not sure what the other schools are like. How old are your kids?

New Cross and New Cross Gate are in zone 2. It’s a 6 min train to London Bridge.