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

I used to live in Highbury years ago and absolutely love it there... But out of my budget unfortunately :(

Sorry, there are some really nice properties around the back streets but junction road from Archway to Tufnell isn’t nice in the way Hampstead is, that’s all. Hampstead is, for want of a better word, posher whilst the former is a bit average, slightly run down BUT it depends on the facilities you’re after too though. Also Archway is just up from Highgate which is nice (expensive) and there’s Waterlow Pk between the two. Go on YouTube, watch some videos to see if you can get a feel for the areas x

I’d second Highgate. There is also a lovely primary school if you decided to stay longer.

Based on the areas the OP likes and their budget I really don’t think Walthamstow is for her. Yeah it’s full of families (including many priced out from Stokey and Hackney) but it’s not going to appeal to someone looking to rent with a £4k pcm budget and lusting after Hampstead.

Well depends on what you want. 2 beds definitely available in there. If you are cycling you can go a bit further outside N5. N7 has better pricing.

I actually have friends who live in Walthamstow, and I used to live in Stoke Newington. I am not lusting after Hampstead. If I had the budget I would live around Highbury fields. I am just looking for a nice area to live with my 1 year old that is pretty central as well as direct access to Kings Cross, family friendly with green spaces. 'Posh' isn't a criteria for me. 4000 pounds per month unfortunately happens to be the budget needed for a 3 bed in lots of zone 2 places these days. Walthamstow feels too far for me. Thanks anyways...

Tiny but gorgeous and fab location. https://www.rightmove.co.uk/properties/146392310#/media?id=media0&channel=RES_LET

214, C2 and C11 buses all fab.

Hampstead, Primrose Hill
Belsize village.
I also like Richmond

Hello from a French woman in North (East) London!

EDIT: I suggested Walthamstow but I now see it's took far from you! Good luck with the move!

Good luck with the search, OP!

I would love to be in your shoes - I absolutely love inner North London, definitely some of the best areas in the city for me.

I used to live in West Hampstead and I would agree that it’s a little too far from the Heath.

I hope you find your perfect flat / area - keep us posted 😊

Thank you so much! This community is so helpful. Will keep you posted on where we end up :)

Thanks! It used to be a bit unsafe around there, would you say it's changed? Saw a nice 3 bedroom on Caledonian park: https://www.onthemarket.com/details/14624069/ Thank you!

Hello! I do really like Walthamstow especially the village, who knows one day... For now I'm sticking to zone 2 :)

Have a look at Stroud Green / Crouch End. I am here with my two littles and it’s super family friendly, very close to Finsbury Park tube (15 mins to KX) and has a bilingual Montessori nursery (Les petits étoiles)

They're all lovely places you've mentioned. If I had a choice of any of those places, I would go for Hampstead simply for the heath and the fact that there are a lot of French families there. I always hear French spoken in the lovely playground at Gospel Oak.
Dartmouth Park area is v nice - roads between Hampstead Heath and Tufnell Park which is handy for Northern line and 390 bus into King's Cross. There are some excellent French delis and bakeries round Tufnell Park/Kentish Town too.

Primrose Hill is also a great choice (green, pretty, nice houses, close to Chalk Farm tube).

I think you might like the new flats on the Woodberry Wetlands near Manor House - it's absolutely beautiful and close to Finsbury and Clissold Park, buses and tubes on hand. Lots of child friendly activities and good nurseries.

Thank you will check it out!

My French friend gets me Canelé from here

authentique-epicerie.com/

Seconding Stroud Green. Close to Highgate woods, Waterloo park, bougie Crouch End or Highbury.

But also walking distance to Finsbury Park which is a zip to KX.

I agree with PP who said Highgate is pretty but dull. There’s really not much too it. I think you’d be better off in some of the other areas. You mentioned Spencer Rise. It’s not the prettiest of streets but you are very close to the tube, lots of good shops and very easy for King’s cross. You’ve also got the Heath a short walk away with the lido that has a great pool and a little baby pool.

That's a huge plus love canelé :)

This won't work as furnished but still interested in knowing if the area is safe / nice

not sure if the woodberry downs estate is better these days...used to be magnet for crime and drugs some years ago so i would check that out.

@AnouchHa some of the areas suggested by other posters have improved a lot (Caledonian Rd and Woodberry Downs estate area), it's true, but they're not nearly as nice as the areas you've said you're looking at. If you've got the budget for Tufnell Park, Primrose Hill, Hampstead, Belsize Park, go for one of those rather than Manor House or Cally Rd. Honestly, if I could afford any of your locations I'd move there in a flash! If you offered me a house swap in Manor House or Cally Rd, I'm not sure I'd take it.
I'm from north London, still live and work in north London and all my family is in north London - can't imagine living anywhere else (apart from Paris 😁).