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Original poster

Ealing v Crouch End v Kensal Rise v Muswell Hill v Finchley

43 replies

HermioneLou · 05/08/2023 21:20

Any recent views on this area competition considering property quality/prices, primary schools, community feeling that is nice for both kids and parents? How would rank them? We are looking to move our small family of three before our kid starts primary school (looking for non-religious, state one). Looking for a two-bed garden flat below 600k. All areas seem lovely and family friendly and would love some honest feedback on how parents enjoy these places and how connected you feel (or not).

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Chocrock · 15/08/2023 15:12

Kensal Rise is nice. Near to Queens Park and Notting Hill with good transport. some good bars and restaurants. I don't really know the North London places Ealing seems a bit bland.

Crikeyalmighty · 15/08/2023 15:18

My son was born when we lived in Crouch End so I E always had a soft spot for it and MH - both lovely places with children.

RoadSignFool · 15/08/2023 15:23

I get so bored of people going on about how Crouch End has no tube so it’s hard to get to. It has Hornsey station under 10 mins walk from Crouch End Broadway. Hornsey has trains every 10 mins that connect directly with the Victoria, Piccadilly, Northern, Elizabeth, Met, District, H&C and Circle lines, same fare/contactless as the tube, to all intents and purposes no different to having a tube.

rosetintedmemories2023 · 15/08/2023 15:26

I love east Finchley but would prefer MH if we found anything we could afford there. Lots of good schools, feels safe, near cherry tree wood and walkable to MH at a push (so you get both areas really!)

We bought a small purpose built 2 bed flat for £392k in east Finchley which is much cheaper than Muswell hill.

Have looked at Ealing but DH said no. I think the area around Montpelier primary is quite nice but imho east Finchley is nicer.

rosetintedmemories2023 · 15/08/2023 15:27

Quietvoiceplease · 11/08/2023 05:52

So in general I’d say East Finchley was seen as having a slightly more villagey vibe, abuts Muswell Hill and is in zone 3 and therefore more expensive. It has the Phoenix cinema and (I think) quite a residents community vibe, but it’s high street is not great and doesn’t really have a villagey feel except perhaps in people’s memories. I’ve never lived there so this is my impression though.
Finchley Central slightly harder to pin down in geography and in character. Largely residential, with some quite old areas around Church End in particular. No specific facilities but schools, open spaces (Dollis brook runs through Woodside Park and Finchley N12 and N3 and is lovely) and a tube station. Ballards Lane shops weave along Finchley Central but is functional. I’m hoping people will use their high streets more and this might improve.
North Finchley and Woodside Park also largely residential (especially Woodside Park) but has two tube stations, the artsdepot, the leisure park (with a Vue and chain eateries) and a slightly more cohesive shopping district around Tally Ho, though mostly just functional too - but loads of great cafes and independent grocery stores (and a lovely Waterstones).
Large parts of Finchley are Victorian housing, and the streets are mostly lovely. It feels safe, despite very recent and tragic news. Don’t read Nextdoor as you’d believe we lived in the worst kind of no go land.
i’ve lived in Finchley - central and north - for 25 years and love it. Great place to bring up children, lovely community, lots to do, great schools and very good connections to central London, and elsewhere via the A1, M1 and A406.
it will never be as cool (expensive) as its neighbours of Muswell Hill and Highgate, but I like it even more for that reason!

Oh yes nextdoor! I am in the Hampstead garden suburb group (as I live near that end) and you would think it was being ruled by a criminal mafia group from the way people talk about stuff!

Spidey66 · 15/08/2023 15:29

I've got a 2 bed garden flat for sale for 575k in Ally Pally (a mile from Muswell Hill and 1.5 from Crouch End). The local school is APS. I'm not sure if primary is Rhodes Ave or Bounds Green. It's a lovely area for families. I can send a link if you like?

greglet · 15/08/2023 15:33

I live in Crouch End and love it. Very self-contained; loads of great pubs, cafes and restaurants. I like Merro and Caffeinate for coffee, Cubes for brunch, The Queen's for a Sunday roast, Lyon's and Paesan for dinner.

We have tonnes of green space: nice parks (Priory and Stationer's) and it's also super close to Ally Pally and Parkland Walk (down which you can walk to either Highgate or Finsbury Park pretty quickly).

Facilities-wise, the lido is great although the leisure centre is staffed by absolute jobsworths. There are loads of classes for toddlers and younger children. The library is really welcoming, as is the Picturehouse cinema (and there's another independent cinema too).

Loads of good primary schools, although more limited options at secondary. The 41 bus takes you to Archway in no time, the W7 to Finsbury Park and the 91 straight into Trafalgar Square via Euston, King's Cross etc.

rosetintedmemories2023 · 15/08/2023 15:36

sorry to hijack the thread. Which area is best for schools. I chose east finchley 4 years ago mainly cos of budget constraints but now we have a bit more money, i am thinking which is the best area...

EveryOtherNameTaken · 15/08/2023 15:49

All are good and I'd be more than happy to live in any of them.

But Ealing nudges it. Strangely can have a village feel about it sometimes and great transport links for somewhere not central.

Good luck!!

Beefcurtains79 · 15/08/2023 20:28

I found Ealing a bit too surburban if I’m honest, just a bit too ‘housey’ if you know what I mean? I live really near the Broadway in MH which really helps in that respect.

Original poster
HermioneLou · 15/08/2023 21:21

You are all wonderful and have offered such useful insight! Thank you - what I was looking for. I also found that Ealing ticks the extra box of transport links (with Elizabeth line) in addition to all the rest (parks, schools, community etc).

When comparing Ealing to MH, CH, the latter seem to have the cool north-London character with more (multi)cultural events, proximity to Stansted/Luton airports which is important for my family but also seem slightly more expensive than Ealing.

East Finchley would be an option to further explore but I am after this village comfort feel. So, I would rule it out. Sounds terrific other that this.

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Original poster
HermioneLou · 15/08/2023 21:24

I see! Thanks this helps. I would like something lively. Even the Ealing Broadway or Northfields part? They seemed all right.

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Original poster
HermioneLou · 15/08/2023 21:39

Ealing is more lively I found than KR and QP as it is bigger and nicer with lots of local festivals, self-contained market, and little villages (Pitzhanger lane, Northfields, St Mary’s Road). KR where we currently are felt somewhat limited tbh. I find transport difficult and no much shopping options. State non-religious schools are also not many and often the area feels unsafe.

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Davros · 15/08/2023 22:46

Have you looked at Hanwell?

Original poster
HermioneLou · 16/08/2023 07:20

Thanks @Davros. A little bit. It seemed quite but maybe it was due to the fact that we visited on a rainy Sunday. Would you recommend?

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Davros · 16/08/2023 10:04

I've got a friend who has lived in Hanwell for years. There's quite a vibe there around Green Lane and the couple of pubs there and a festival every year. Now it's on the Elizabeth line too

Spidey66 · 16/08/2023 12:32

@HermioneLou check your messages. Alexandra Park is a lovely area but overlooked because it’s N22 rather than N10 though it’s literally 5 minutes walk from N10. Buyers are catching up though and it’s becoming popular. Transport is better than MH with a reliable train service from Alexandra Park and a tube from Bounds Green. APS has an excellent reputation. We’ve lived there nearly 30 years and loved it….we’re only leaving because we’re (semi) retiring to Somerset and want to release equity. Otherwise we’d be leaving that flat in a wooden box and will miss it dearly.

Bodyqqqqq · 16/08/2023 17:43

Spidey66 · 16/08/2023 12:32

@HermioneLou check your messages. Alexandra Park is a lovely area but overlooked because it’s N22 rather than N10 though it’s literally 5 minutes walk from N10. Buyers are catching up though and it’s becoming popular. Transport is better than MH with a reliable train service from Alexandra Park and a tube from Bounds Green. APS has an excellent reputation. We’ve lived there nearly 30 years and loved it….we’re only leaving because we’re (semi) retiring to Somerset and want to release equity. Otherwise we’d be leaving that flat in a wooden box and will miss it dearly.

I think this area is more popular than Mh now because of the schools.

It’s too Burby for me, but it has the “It” secondary school of the moment (which was once Fortismere but is no longer) so I don’t think it’s cheaper anymore…

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