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…

Apologies, I forgot they were in Zone 2. I'm probably reading too much into OP post, but it brought to mind places like Putney, Fulham, Belsize Park, Camden, Little Venice, Queen's Park etc.

If you tend to stick to your neighbourhood and don’t do much in central London I wouldn’t go too far out as some of the London suburbs are basically semi- rural. Fine if you want to spend lots of time in central London as a very quick commute but not really an urban London vibe at all apart from things like TFL.

Yes this is what I want to avoid. Looking for a neighbourhood with an urban London vibe and, if possible, decent state schools (for a boy and a girl). Have got lots of fantastic suggestions from this thread and heartened to hear positive stories about schools in so many areas.

The thing about Walthamstow Central is I’ve been there a couple of times recently and just found it was grotty. Noticed a shopkeeper being caught in the Aldi/Lidl. I didn’t feel unsafe though. Grotty around the high street and tube train station area. Walthamstow Village which is near William Morris gallery (which my SIL managed for a few years) is lovely. My DB even made a small film about artists In Walthamstow approx 10 years ago.

The thing is also that you want an area with good state primaries and secondaries. Some areas have better primaries and not so good secondaries. And vice versa.

I will reiterate if you buy in Herne Hill then Dulwich (especially the village) is lovely. Rosendale is a good primary nearby.

Haberdasher Askes is at New Cross. Lots of kids also travel to Kingsdale in Dulwich but that had a lottery system the last time I looked. The schools at Hilly Fields are good. I know you’re not keen on grammars but some are easily accessible from New Cross/Lewisham train stations if your kids turn out to be very academic.

That should say Haberdashers Hatcham.

The state schools in St Albans are all (a) non selective and (b) great, but it is not remotely edgy. And thank God for that.

Hilly fields is the area I was trying to think of near Lewisham! I know the parks and area a bit.

Look at Muswell Hill for Fortismere; Bounds Green for APS; Herne Hill for the Charter Schools. You’ll need to go ex-local with your budget but it may be do-able. Just make sure to check last offer distances very closely!

From what you’ve said, I think Herne Hill would suit. It’s on the Thameslink, gets you to Elephant and Castle or Kings Cross very fast. It’s a walk to Brixton which has the urban vibe plus shops/restaurants you’re after. Herne Hill itself also has a nice few shops, good hairdresser, restaurants and cafe etc. And you could afford a three bed maisonette on your budget. I don’t know about schools, but others have indicated it could work on that front. I know south east London really well and for being kid friendly but not too suburban or cut off, that’s what I’d pick. I’d also say Peckham but I think that’s so hip with the inflated prices to go with it, it wouldn’t be in your price range.

Several have already mentioned Nunhead and Telegraph Hill- great spot and good schools, but budget wont stretch far.
Go to Zone 3 and look at the West Norwood/Streatham/Tooting area. For secondaries you've got Dunraven, Norwood school, Elmgreen, Graveney, Kingsdale in Dulwich, Chestnut Grove in nearby Balham. These are all solid, diverse and well respected secondaries and all a bit different. Eg Norwood a creative and community school, Graveney more academic, Kingsdale (lottery system entry) is enormous and almost like a US high school experience offering everything you could think of, Dunraven good for sport and academics, Elmgreen on the up, as is Chestnut Grove. If you're after real academic high flyers/strict style schools, it's possibly not the best, with the exception of Graveney top stream. But all other schools are solid performing London state schools with a diverse and high achieving intake. And great primary schools everywhere.
It feels a bit less urban than zone 2, but still very very London, with all the opportunities and a strong South London vibe. Your money will go much further that bit further out.

Go to Zone 3 and look at the West Norwood/Streatham/Tooting area. For secondaries you've got Dunraven, Norwood school, Elmgreen, Graveney, Kingsdale in Dulwich, Chestnut Grove in nearby Balham.

Some of these schools are pretty average though & if you living in Streatham or West Norwood you are not getting into Graveney or Chestnut Grove with passing the 11+ etc

@PancakeCloud Really look at catchment information because it’s quite rare to have more than 1 option at secondary.

Also try & look at how oversubscribed schools are as you want them full. Lambeth for example is one of the worst boroughs for falling birth rates which has big ramifications.

www.brixtonbuzz.com/2026/01/lambeths-education-squeeze-falling-rolls-rising-deficits-and-the-uncertain-future-of-council-run-nurseries/

I live in this area, well near. The schools are definitely average. Graveney is good (my mum taught a term there) but hard to get into.

Yes, Graveney is definitely not average!

Kingston Sutton have great schools and your budget will be fine. You could get a three bed flat for that in Wandsworth or Ealing or Hammersmith and Fulham too which also all have good schools

Definitely with others that you should look at forest hill, honor oak park and brockley. Great affordable areas packed to the nines with young families - amazing vibrant social scene for young families. Nice cafes and independent shops. Schools are loads ‘outstanding’ you just need to go visit them.

For secondary it’s too soon as a lot can change in 10 years so focus on primary for now.

You can’t afford Herne Hill, Dulwich, Camden or Islington, sorry. If it’s for 10 years no point getting a matchbox flat for good schools and being miserable. At 750 in the right area you can get house + lovely school and not need to compromise.

As a general rule you get way more for your money south of the river.

I’m really surprised Herne Hill is getting votes - i didn’t think you could even get a 2 bed for 750 there these days

You can buy a flat or some ex council houses or potentially even some of the 1980s housing on the Abbotswood estate - there just aren't many options. Depends what's important. But for schools which have no entrance tests then its a clear option.

That’s what I thought! I’ve not researched but live close to there and best friend’s sister lives there in a house worth at least £2 mil.

Well you can buy for £750K in Herne Hill. Not a huge amount of choice though.

https://www.rightmove.co.uk/property-for-sale/Herne-Hill/3-bed-flats.html

I find this attitude really odd. These schools may be "average" when it comes to producing top tier academic results and plenty of Oxbridge candidates. But, as the OP has mentioned, not all kids are like that and actually many non academic kids wouldn't do well being hot housed in really high achieving state schools. Some, but not all. I mentioned this area because there is a large selection of very different and diverse schools (also forgot Woodmansterne in Streatnam Vale), which offer something different for pupils. There seems to an unspoken agreement on mumsnet that any London state school that isnt churning out high flyers, or in the current fashion with the aspirational middle classes (Graveney, the Charters) just isn't good enough.
OP - there are plenty of really solid secondary state choices in London. If your kids are really able then yes one of the top schools would likely be beneficial. But your kids may be arty, or sporty or into music, or struggle with pushy academics and appreciate a gentler approach with strong pastoral care. I think the key is to look somewhere where there is a good mix of lots of different schools, rather than just the one or two high flyers. Things can change very quickly and a previously top rated school can go downhill fast under the wrong leadership.

@Marbles321 the OP asked for decent schools so for me that would mean decent results.

There is a middle ground between a school with a low progress 8 score and an academic hothouse….
And schools that have good results can also have good music departments and pastoral care.

I think the key is to look somewhere where there is a good mix of lots of different schools, rather than just the one or two high flyers.

This doesn’t make sense as it’s true for most areas of London. There isn’t a shortage of secondaries, there is a shortage of non faith, non selective good performing options.

I have one kid at a school mentioned here and one about to go to another. I think views on schools all depend on the personal preferences of the person sharing. Reality is in London even at the ‘good’ schools there are kids that do amazing well and kids that do badly, kids that are wonderfully behaved and kids that are a nightmare. My eldest goes to a school that’s raved about and some of the stories she tells me are eye opening but also she’s a good kid who stays out of trouble mostly. I agree with everyone though to just focus on primary for now. A lot of our friends left London before secondary because they and their priorities had changed. Reality is most primary schools in London are perfectly fine. I’d focused on narrowing down to a few areas that you wouldn’t mind living in that you can afford and then getting specific feedback on schools in those areas to narrow down where you might choose to live. Pretty much all the primary schools in Brockley Honor Oak Forest Hill Sydenham are good but not perfect - and to be honest a lot will depend on the cohort and the child (same school for my kids completely different experiences)