Where to live- Family of 4

[OztoLdn]

Hi,
We may be moving from Sydney to London very soon, we are a family of 4, with two kids aged 10 and 7.
We would like to live in zone 2 or 3, in a family friendly area, with parks, good state schools and with a variety of shops, eateries at walking distance.
So far, I have identified the following areas, Ealing, Acton, Chiswick, Clapham South, Balham and Tooting Bec.
Are these good areas? Which one would you choose if you could?
We will be working near Moorgate/Liverpool St and St Paul Station.
I have been told that the Northern line is very busy, crowded and with no air con, is it that bad? (Commuting 2/3 days per week)
thanks!

Tooting - I would avoid with DC, I often get offered drugs when there for meetings.

New suggestion but how about the area around Alexandra Palace and east Crouch End? Very family friendly, good schools and you can get the overland train direct to Moorgate which is much nicer than the Northern Line.

Northern line IS better than it used to be due to all the people who now WFH at least one day a week - has reduced pressure. It’s still crowded and hot in summer and not the ideal commute, but not as horrific as I remember from pre covid days. As you are commuting 2/3 days a week it may be worth the compromise in order to get your other wishes.

Balham has good state schools (eg primary Ravenstone/Rutherford House, secondary Chestnut Grove/Graveney). Or look near Clapham South “between the commons” and try to get into Honeywell/Belleville primary catchment which then feed into Bolingbroke Academy secondary. Both areas have parks, restaurants, nice shops aplenty. You’ll get a bit more for your money in Balham vs between the commons.

Having said all that I don’t know Ealing but it definitely seems worth a look… some friends moved there and are very happy with it. Cheaper for housing than Balham/Clapham I believe.

WTF? I’m in Tooting regularly and never been offered drugs.

Stone Newington! Loved living there. Quick buses everywhere.

I wouldn't get too hung up on zones, particularly in South London as the trains can radically change your commute time
vs the Tube.

Stoke Newington!!! 😩

You’re not going to get a three bed two bath in Stokey for £3k. Schools aren’t great either. Not sure you would even get Crouch End on that budget, certain not towards Muswell Hill.

I would avoid anywhere between Hanwell and Slough on the Elizabeth line ...trains are great the area is run down dirty and overcrowded

Balham has good state schools (eg primary Ravenstone/Rutherford House, secondary Chestnut Grove/Graveney).

Graveney isn't in Balham & you wouldn't get in there from Balham unless you do the test

Tooting - I would avoid with DC, I often get offered drugs when there for meetings.

Drugs are everywhere particularly if you look like someone who uses

@biwi was going to suggest there but a lot of the good secondaries are single sex. I know there is a Harris but they are quite divisive.

Yes, we are catholic, both kids baptised so that could be an option.

This gives you a lot more options as you don't necessarily have to live so close to a school to get in. But you will need proof of church attendance from your parish & many want at least a year v

So in Wimbledon you could look at Ursuline & Wimbledon college depending upon sex of your dc.

New Malden/Kingston has a fantastic girls Catholic school.

You can compare schools performance here, just change the local authority

www.compare-school-performance.service.gov.uk/schools-by-type?step=default&table=schools&region=314&geographic=la&for=secondary

How urban do you want it though - zone 2/3 tends to be terraced houses or flats at that budget, if you want space I'd look at zone 4. Looking at east might mean for a shorter commute

You're not going to get a good 3 bed in SN for £3k. And the secondary schools aren't great.

You could look at Sutton too, some good comps & good Catholic but don't really know the transport situation.

thank you, This is good to know. Is the Northern line as bad as they say in summer?
Can you name the secondary schools you know parents are happy with?

Camden/Kentish town? 15 mins to Moorgate on train not tube; excellent schools; Heath…

The northern line is rank, have used it most of my life but work locally now so bliss! DH uses it 3 x a wk & as pp said it's a bit more bearable.

Honestly, the journey depends on so many factors. Even an hour can make a difference in the morning (it’s much worse if I get on after the school run but if DH is taking the kids I even get a seat!). It’s quiet on a Friday and relatively empty during school holidays. But the tube is generally overcrowded and has no air con. If this is important to you, live on the Elizabeth line.

Re schools, parents are generally happy with Bolingbroke mentioned above.

I live on the northern line, but the north side, and honestly it's not bad and I get on in zone four. Would you consider Barnet area? Colindale is family based and quick to Liverpool Street?
London is going through a rental crisis at the minute, so I feel that you may have to compromise on something

The Northern Line used to be called The Misery Line! I think it's reputation still lingers on - rather unfairly I think. Although it obviously does depend on the time of day you're using it, and which stations you're using.

It has improved, the trains used to be dire decades ago

I know! I commuted on it regularly up until the pandemic!