Relocating to North London with one year old - Where to live?

[AnouchHa]

Hi mums,
My partner and I are relocating to London with our 1 year old after two years in France where I am from. I was hoping to stay in France, but unfortunately that's not a possibility and we are finding ourselves quite urgently looking for a place in London. We are looking to rent a 2 or 3 bedrooms with good connections to Kings cross where we work. I don't want my commute to Kings cross to be longer than 30 minutes because I work a lot and I want to make the most of my free time to be with my daughter. So we've identified areas along the Victoria line (Highbury, Finsbury Park and potentially Stoke Newington), Northern line (Chalk Farm, Mornington Crescent, Hampstead station, Tufnell Park) and Piccadilly (Arsenal). One of our big priority is of course to find a child friendly neighbourhood, with good green spaces and lots of families. Schools are not really a criteria for us for the moment.
Rent prices and availability are obviously a real issue at the moment, not to mention that we are still in France so it's not easy to visit. That's why I want ot be as knowledgeable about the areas as possible so I can streamline the search...
Would any of you live in one of the areas mentioned and would be willing to tell me more about what they love about it, and what parts of it are best for a small family vs what parts to avoid? Or have any tips on how to look for a property there outside of traditional ways maybe? Or would you have any other areas to recommend that I've missed?
Thanks so much for reading me !
Anouch

Love Barnsbury but struggling to find something good within budget there unfortunately… what do you love so much about Highgate? I’ve never been!

I think stick with the Spencer rise house and go to the french nursery in Tufnell Park. You're so close to the Heath. Much better for young families than Highgate imo.

Honestly, having lived in several of these areas, I'd put Tufnell Park above Primrose Hill, Hampstead, Kentish Town and Chalk Farm. Unless you're a banker family then you might prefer Hampstead and Primrose Hill. Highgate is for older people imo.

I have lived on Spencer rise with very young kids and loved it!

this French Nursery in Tufnell Park

I'd look at the area between Muswell Hill and Highgate tube. You'd be right by Highgate Woods, Muswell Hill for shopping and restaurants etc, a lot more for your money than Highgate Village but it's still walkable, and there's a forest nursery. This one's only half your budget but looks pretty good, or you could pay a bit more for something fancier.

https://www.rightmove.co.uk/properties/146211815#/map?channel=RESLET

To me, Muswell Hill is No Mans Land, even more so the area between MH and Highgate. KT/Dartmouth Park sound much more suitable

AnouchHa I love the village vibe, access to the massive sprawl of Hampstead Heath and its woods and ponds. Transport links are good, too. We make an effort to go to Hampstead for walks and cafe culture, I’m convinced that if I lived there I’d be deliriously happy and outdoorsy 😅

Just a thought but have you considered Walthamstow? It’s at the end of the Victoria. My friend has lived there for almost 20 years and it is very family friendly, super trendy.

id recommend Walthamstow as well, you’ll get somewhere great for that price (or even less) and direct to Kings Cross, near Epping forest, full of families and very trendy these days
https://www.timeout.com/london/news/this-london-borough-has-been-named-the-best-place-in-the-uk-to-raise-a-family-100523

Have you looked on the met line too? Pinner is gorgeous and has fast trains which means it’s only about half an hour to King’s Cross. You’d get loads for that money there

Thanks so much! Unfortunately both houses that were available on Spencer Rise were let before I even had a chance to visit :( But definitely keeping that location in mind!

I don't like finsbury park...go once a week for a class and find it a bit depressing although its changed a lot and is now a lot better than years ago....Walthamstow is good but choose wisely, some pockets are a bit dodgy and its full of high rise blocks going up all over, the village is good but expensive, and a walk to the tube station.

You’d get loads more for your money in Barnet or Finchley and still be under 30 mins from King’s Cross. Barnet (the borough) has excellent schools and lovely green spaces.

It’s not North London though…

West Hampstead has EXCELLENT transport connections with Thameslink and jubilee and metropolitan and overground lines. 12 mins to King's Cross. Nice family area and little parks and cafes etc.

Walthamstow has transformed into a haven for families. My home is adjacent to beautiful Lloyds Park, home to the William Morris museum and cafe, providing a perfect setting for strolls with my dog and baby. Travel to Kings Cross is convenient, taking only 30 minutes by boarding the 123 bus at the park and then catching the Victoria line from Blackhorse Road. The upscale neighbourhood of Walthamstow Village is particularly appealing to families, offering a charming atmosphere, again Kings Cross is only 30mins from Walthamstow Central station.
The great advantage of traveling to the King’s Cross in the morning is that it's the starting point of the line, ensuring you always find a seat. Additionally, you're likely to find a truly lovely home within your budget.

@AnouchHa its east rather than north but very speedy to KX, about 15mins, and very child friendly - Walthamstow Village. Good luck with your move

Have you looked at the Thameslink train route? Great if you want an alternative to the tube. You can get from Kings Cross St Pancras to St Albans in 20 mins on a fast train. St Albans is pretty and great for young families.

But it is on the Victoria, half an hour from Kings X and somewhere OP hasn’t considered.

Walthamstow might be a good shout. 15mins on the Victoria line to King's x. Very child friendly (famous for being full of young families), big park (Lloyd Park & William Morris Gallery), lovely Victorian houses, near the forest and Walthamstow wetlands, great pubs & breweries, lots to do.

Would definitely echo pps who say to check out places on the thameslink eg West Hampstead. Also if your work is close to Kings Cross it is probably also close to Euston, which opens up the possibility of the overground and say Queen’s Park, which is lovely and ten mins to Euston.

Primrose Hill. The park is lovely and it has a village like feel. Camden is a very short walk. Family friendly and feels very safe.
Chalk Farm would be the tube

Was just coming on to suggest west hampstead - thameslink straight into st pancras/kings cross but you also have tube, overland and lots of buses as well. Only downside is not much immediate green space but depending where you are, there is the heath, Paddington rec or queens park about 15/20 mins walk away.

Look along the Thameslink too, it brings you out of London (so if you really want to be in London then ignore me) but we live in a village that is 5 mins drive to a thamelink train station that takes 25 mins to St Pancras. Places like Radlett, St Albans, Harpenden and the surrounding villages are good to look at. These places are very child friendly and have good parks etc. you will get more outdoor spaces I’d imagine.