Highgate for a young family

[SheHasArrived]

Our son is a toddler and we may potentially move to Highgate if he gets an offer with Highgate school.
can locals guide me on which are the good areas to live any specific lanes to consider or avoid?
we want to stay under £1.5M for a 2500 house with a garden ideally (min 4B/3B) and hopefully walkable to school and tube

Hiya - i know Highgate well (we own a flat there and used to live there). I think you will struggle on that budget if you want something in the 'village' (which would be ideal for school) you are looking at at least 1000/sqft (probably a bit more)

This one is on North Road, for example;
https://www.rightmove.co.uk/properties/169537319#/?channel=RES_BUY

If you look down towards Archway or across Archway road towards Muzwell Hill things get a bit cheaper but I don't think you'll get that space for 1.5m anywhere within walking distance to the school I am afraid.

I'll take a better look later for you

With that budget you can probably buy something in Highgate but it will be smaller. Do you only have one child? If so you really don’t need 2500 sq ft. That’s a really big house. I’m guessing you’re not from London?

We can come down to 2000 or min 1800. I am from US and used to big houses. Current one is 2800 in south. Which lanes are nicer and we are getting options at a 1/1.5mile radius but I appreciate the value of a walking distance

One thing to bear in mind is that in London, in particular, families don’t necessarily live close to the private school their children attend. Schools run coaches so you should find out where the coaches from Highgate School go to. You could also look at UCS which is accessible by bus and tube.

Having lived opposite the school I would never in a million years get in a car to drive there. It’s grid lock and just such a horrendous way to spend your time (especially given the £££ it’s costing you to send them to school!!)

How is Archway road - some options there although a main road or alternately Lyttelton road ?

Yes I am currently a 30/40min commute from a current private school and don’t want to have same hours if I am planning to shift. Can compromise on house size like 1600-1800

That’s my concern that a mile to school can be 5min or 20 during peak hours

Have a look at the Holly Lodge Estate.

I wouldn’t countenance driving. If you can’t afford to be in walking distance you could cycle? Tern gsd with a kid on the back? I appreciate given you’re American (depending on how ling you’ve been here) that might sound mental 😂

Muzwell Hill is a bit cheaper and also Crouch End, both nice centres. You’re not getting 2500sqft houses for 1.5m though I’m afraid.

Archway Road is busy and noisy, with several bus routes. Good amenities though.

I think you need to visit but those roads are basically the same road (one runs into the other) and it’s a big road into London. I drive down there regularly, it’s multiple lanes of traffic including Lorries. I would put this firmly into the category of ‘If I have to live there I can’t afford it’. £1.5m is a lot of money to some on a house but it’s really not lot in an expensive part of London.

There is no way you’re getting a house that size for 1.5m anywhere near Highgate school. I doubt you would in Crouch End / Muswell Hill, either.

How is this as location ? https://www.rightmove.co.uk/properties/168636857
1.65M asking 1700 sqft
is it a good location if child goes to Highgate
being practical and understanding of neighbourhood’s affluence

If I map that for walking to the junior school it's 40mins which sounds a bit impractical if you are genuinely planning to walk.

https://maps.app.goo.gl/c59aeaAEyT8r439h9

I think you need to visit and work out your priorities - I don't know that road well but I drive past the end of it often. It feels quite busy suburban sprawl to me. I don't know if east Finchley has a nice centre... I've not ever thought of it as being particularly desirable to be honest and I don't know anyone who lives there. Obviously I could be wrong.

I would plan visit (stay over night if you can) and book in a few viewings at houses in different areas. I'd personally go for a much smaller property (like the one I linked to in my first post) and be in a nice location; North Road is busy but nothing like the A1 (which is Lyttleton Rd / Archway Rd) and it's super close to school and the 'village' amenities.

I would also keep an eye out over Christmas - boxing day has become a trendy day for listing new properties for sale so you might find there's more to look at. The pre budget speculation and Christmas will have definitely limited new listings.

Thank you! I think I am going to readjust my priorty - maybe 1700 soft and within a mile from school and ideally walkable from East Finchley (Hampstead suburb area) or Highgate
any additional recommendations of good roads?

The county roads in East Finchley were the fanciest when I lived there. Hampstead Garden Suburb is a long walk from East Finchley, especially for small legs.
Look at the bus routes rather than plan to drive?
But i always loved this road, but its a flat.
3 bedroom flat for sale in Creighton Avenue, East Finchley, N2 share.google/9WqpL2MQvWinsz4ff

This is Hampstead Garden Suburb, very different vibe to Highgate. Good housing and quiet area.

Good luck cause you're going to need it with those expectations

Also, I think a lot of children in that area would probably go to Brookland primary school if they’re state educated. Worth being aware that admissions for state schools are generally based on distance from the school, which can be surprisingly small.

haringey.gov.uk/schools-learning/schools/school-admissions/how-school-place-offers-were-made/cutoff-distance-school-last-child-offered-place

www.barnet.gov.uk/schools-and-education/school-admissions/apply-primary-school/primary-school-catchment-area-maps

I think for the sort of house you are looking for in Highgate you might need to double your budget.

This? https://www.rightmove.co.uk/properties/168908651

Outing, but my DCs went there - it’s a small catchment - very popular!