Love SW11 - where else in London should we move to?

[ladydanger]

We're an overseas family looking to move back to London in 2024. We previously lived in Wandsworth SW11 (between the Commons) which we loved, however getting priced out and considering other areas to live with a similar feel. Obviously being overseas also means we're unable to pop over and look around in person which would've been ideal.

We have two kids (6 and 4) and need to be within catchment to good state primary and secondary schools. Ideally we would also want to be within 10 mins to a tube / train line and within catchment for schools but is this wishful thinking?! Neither my husband or I grew up in London so we're still navigating the school system as well.

Would love some opinions on where else in London has a similar feel to SW11, where we could get a 4 bed house for £1.3m.

If you went with Furzedown area of SW16 you have approx a 25min walk to the tube. And Graveney has some streamed places which is what many parents aim for.

Having a quick look, what is the public transport options like? I've heard its a bit trickier to get in/out of London from there?

Wimbledon Chase would be in budget & has some excellent primaries but not sure re secondaries, just know the Catholic girls one is good.

No tube though

Furzedown (SW16) has outstanding schools. Not sure about house prices though

Furzedown is close to Tooting tube and a number of overground stations

Balham is nice I think and you can walk up to Clapham and down to Tooting as well

https://www.zoopla.co.uk/for-sale/details/66283332/

or Colliers Wood you would get more for your money but less of the between the commons feel although there is an excellent primary school and some local restaurants, coffee shop and pub

https://www.zoopla.co.uk/for-sale/details/66189306/

You could look New Malden/Berrylands way, housing stock in some roads similar to BTC but I think all the best schools are Catholic or single sex and no tube

www.zoopla.co.uk/for-sale/details/66025638/?search_identifier=e13e410aac56700da1bd2aa00901440f8bdeceb63aab22cc243dac81145cf934

We need to be able to get into central London for work so 25 min walk to public transport would be out of the question. Ideally within 15 mins!

Look at South Wimbledon/Merton Park. Close to the Northern line, so easy access into central London but also the tram - easy journey to East Croydon for trains to Gatwick - and also to the District line.

Family-friendly, not too far from Wimbledon and Putney commons, and Morden Hall Park.

Local state schools all very good.

You could take a look at Crystal Palace

https://www.thetimes.co.uk/article/crystal-palace-london-best-place-to-live-uk-pp7pxvcmc

We need to be able to get into central London for work so 25 min walk to public transport would be out of the question. Ideally within 15 mins!

tbh you are going to struggle to get somewhere 15mins walk to a station & close to excellent schools. And what you will get won’t have the vibe of BTC but I don’t think that’s a bad thing!

SW14 isn’t on the tube; it’s overground trains to Waterloo (circa 20mins; I think they go every 15-20 mins) or frequent buses to Hammersmith, where you can pick up the tube. I think the issue with limiting yourself to areas on the tube is that they’re - now - mostly either going to be much more expensive or lacking the community/safe/great schools/green spaces vibe you’re after. Being a bit more open-minded about other transport options is a good idea if you’re not of unlimited means - it’s mildly more inconvenient but millions of people manage just fine!

SW14 is littered with excellent (“outstanding”-rated) primary schools - I think all the ones in this postcode are outstanding. There are two “good”-rated secondaries, although one is CofE (but you’ll get in anyway if close enough; depends if the mild church aspect bothers you). Nice high street, lots of decent shops and boutiques, plenty of green space nearby. Traffic can be bad - but it’s london, where isn’t traffic bad 🙄

Also what are you classing as a good secondary OP as everyone I know BTC either chose private or moved! There aren’t the plethora of options like there is for primary, particularly if you want mixed & non faith. There are the grammars Sutton way if that’s your bag but that’s full on tiger parenting 😆

Fair point - I recognise compromises as required!

Consider Beckenham (BR3). Clock House area is on a train line into London Bridge and has lots of outstanding schools.

We are fine with overground as long as decent connections into central London (which it sounds like there is!).

Good rated secondaries is fine, and we are also fine with CoE schools. Thank you!

It’s annoying but not much you can do about it without time travelling!

We don't mind mixed, single sex or faith schools. Just not private as it's not an option for us!

I think there are a few secondaries in the area which are 'good' (eg Bollingbroke, Hornsby House) - we'd have to check out closer to the time to find the right fit but hopeful there will be something.

What are everyone's thoughts on East Dulwich?

I may be repeating myself but what could be tricky is getting a house close enough to the primary you want as waiting list will be allocated by distance which is also close enough for secondary. You may be lucky though & the primaries will have no waiting lists.

We don't mind mixed, single sex or faith schools. Just not private as it's not an option for us!

Are you practising catholics as that will impact faith options? Hornsby is private I’m sure.

We will be on a waitlist for our preferred primary but at present there appears to be space in other primaries (hopefully will stay that way!). Not perfect but faciliating a move like this never is so we'll just have to wait it out!

If we can at least find a place first then that will kick start our ability to at least even be considered for primaries...!

Some Primaries admit by distance. Others don’t. I’d recommend Surbiton for fast trains, good primaries and decent secondaries, or Teddington for a very BTC type feel and perfectly fine schools. Kingston more towny but again excellent schools. Ted and Kingston have slower train line though.

All those areas have loads of green space, low pollution and loads of young families.

Richmond suffers from incredibly high prices and serious plane noise.

Hornsby House is a private prep so some of info above not right.

Earlsfield worth a look. Lovely high street. Close to Wandsworth Common and not far from Wimbledon. Great primaries, if close enough and some good state options too though there are pros and cons and some have other constraints (eg banding via Wandsworth test). Definite options in budget.

For somewhere larger and that will work long term I think it might make sense to look a little further out e.g. Kingston, Surbiton, Teddington, Sutton.