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.

I brought up my children in East Dulwich & loved it. You’d need to live at the northern part in order to get to a station within 15 mins. There’s a range of state secondaries, most of which are pretty good. Not 100% sure but think you might get something within your budget. It’s v family-friendly and there are lots of parks in the area.

With sw14 there is literally no street to avoid. The Richmond park side of the upper Richmond Road is considered better than the river side but honestly it's really much of a muchness.

Like a previous poster has said fhe schools are super. We moved here from Hillier Road after getting priced out.

Thanks! What’s the public transport there like - how do you get into central London?

https://www.rightmove.co.uk/property-for-sale/find.html?searchType=SALE&locationIdentifier=REGION%5E85272&insId=1&radius=0.0&minPrice=800000&maxPrice=1250000&minBedrooms=4&maxBedrooms=&displayPropertyType=houses&maxDaysSinceAdded=&_includeSSTC=on&sortByPriceDescending=&primaryDisplayPropertyType=&secondaryDisplayPropertyType=&oldDisplayPropertyType=&oldPrimaryDisplayPropertyType=&newHome=&auction=false#prop141792353 4 bedrooms in Merton Park and under your budget at £1.75m

Wow - weird formatting there!

Try again

4 bedroomed house in Merton Park, under your budget at £1.75m

We’ve lived in Balham SW12 for 10 years and I would highly recommend it. You should be able to get something good for your budget, I love Hildreth street market vibe / coffee shops, waitrose on the doorstep, Streatham common is great, and Balham has BOTH Northern line tube and train, so super quick to get to central London (better connectivity in my opinion than between the commons). Henry Cavendish school is outstanding and has places in a lot of year groups. And there is a Soho House!

From sw14 you have Mortlake station which is the mainline to Waterloo.
We sometimes hop to Richmond and get the fast train or the district line. It has that between the common style housing, the beauty of Richmond park and the river. Just such a great place to live

St Margaret’s. Three outstanding primaries and Orleans Park/Waldegrave for secondary. And you will get a house within budget. Look at Amyand Park Road and you will secure school spaces

Or Haggerton Road

Sorry @ladydanger - I'm clearly having a bad day today! The house I linked to is on the market for £1.175m, not £1.75m - so very much within your budget.

What about Northfield's/Ealing Broadway?
You could afford a decent sized property, loads of parks, good local community & nice coffee shops etc. this overlooking Lammas park looks good. https://www.rightmove.co.uk/properties/143223416

That's near to Ealing fields high school which has an excellent reputation. Friends kids go and they do rowing and fencing and on track for top GCSEs

I recommend Streatham Hill and West Norwood. Under ten mins on train to Wandsworth common station- or to Balham to get on Northern line. Can also get overground trains to Victoria/London Bridge.

Definitely way more edgy but on the up and lots of families priced out of Balham/wandsworth. Nice cafes, pubs etc. Streatham Common. Close to Brixton also for tube.

Try Ealing. W5 or W13. You'll get a nice house for your money. Its very green and very family friendly and it has fantastic state schools.

For your budget I'm afraid I think you'll struggle with both a short commute and good schools. So its either somewhere like Streatham where the commute is longer - mainline into Victoria or trudge to Balham/Tooting for the Northern Line or its somewhere with an easier journey - Vauxhall Kennington Stockwell Brixton picking carefully to get an OK state primary like Raey (or trying for somewhere like St Peters Eaton Sq) and then crossing your fingers you'll get into one of the better states like Pimlico/Greycoat etc.

Ps you'd get something amazing for your budget in this/surrounding areas! Although remember hardly anything on market around Christmas. More will come on soon I'm sure!

www.rightmove.co.uk/properties/141265937

www.rightmove.co.uk/properties/142951367

www.rightmove.co.uk/properties/140091368

As others have said Surbiton, Berrylands, New Malden might be worth looking at. They have excellent primary and secondary schools. Kingston is okay in places as is Teddington.

Richmond is well regarded although my understanding is that their primaries tend to be great but secondary options are slightly more limited. This may have changed in more recent times.

Northfields/hanwell in Ealing? Fielding and Oaklands primary are outstanding, as is elthorne park high - and drayton Manor a bit more north I believe. Northfields on tube, hanwell elizabeth line

https://www.rightmove.co.uk/properties/141357476

https://www.rightmove.co.uk/properties/143186570

Wanstead ticks all these boxes

I recommend Streatham Hill and West Norwood. Under ten mins on train to Wandsworth common station- or to Balham to get on Northern line. Can also get overground trains to Victoria/London Bridge.

Dunraven’s recents results were pretty poor though, I think the OP can do better with her budget.

and the traffic on the high street is horrendous.

I like Balham but for some reason my husband doesn't! He thinks the streets around there are too busy 🤔. And tbh the house prices around Balham didn't seem much better either but I might take another look.

That does sound nice 😇 - what's the plane noise like around there?

Wanstead and South Woodford have very good state primaries and secondaries. On Central line.

Harpenden if you want to move out. Schools like Sir John Lawes get very good results.