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Original poster

Highgate for a young family

39 replies

SheHasArrived · 10/12/2025 12:11

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

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Friendlyfart · 18/12/2025 09:08

This one ^ bus straight to Highgate village at top of the road and you’ll be in Brooklands catchment

Friendlyfart · 18/12/2025 09:14

schoolfriend · 15/12/2025 21:19

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.

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East Finchley is desirable (and expensive). It’s got its nicer parts (off the High Road - Muswell Hill side) and less nice towards the north circular. It’s mainly very middle class though now and the high street is decent.

I’ve there or v near for most of my life. I know it very well.

Original poster
SheHasArrived · 18/12/2025 15:10

Friendlyfart · 18/12/2025 09:07

How is this lane? Overall - any feedback? The whole reason of moving is the fact that Highgate is a great school and if my son gets a place it’s a long term thing for us. We can stretch to 1.7M max for 1700sqft - prefer a house and okay to drive. I don’t mind using bus.
also really appreciate the helpful and pragmatic comments - grateful

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FMApplicant · 18/12/2025 15:21

Claremont Road is much nicer. It is walking distance to Highgate school, near the woods and near Crouch End which has one of London's best high streets.

WhereAreWeNow · 18/12/2025 15:35

schoolfriend · 10/12/2025 22:38

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.

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Agree. I was going to say that everywhere in Highgate is desirable but actually I wouldn't live on Archway Rd. A quiet road without lots of traffic is important to me.

Slave2Avocads · 18/12/2025 15:40

Highgate is very hard to get into

schoolfriend · 18/12/2025 15:40

FMApplicant · 18/12/2025 15:21

Claremont Road is much nicer. It is walking distance to Highgate school, near the woods and near Crouch End which has one of London's best high streets.

Claremont Rd actually has a house for sale at the moment and I was going to send it to the OP as an example of a slightly less premium, but still nice location but then I looked at the size and the price -

https://www.rightmove.co.uk/properties/168694439?

think this is overpriced unless my understanding of the property market is way off... almost 1.2k/sqft seems pricey for the 'wrong' side of Archway Rd (although I don't doubt it's a nice place to live).

Check out this 4 bedroom house for sale on Rightmove

4 bedroom house for sale in Claremont Road, Highgate, London, N6 for £1,630,000. Marketed by Foxtons, Crouch End

https://www.rightmove.co.uk/properties/168694439

Original poster
SheHasArrived · 18/12/2025 19:41

turkeyboots · 18/12/2025 08:52

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

I meant north of Hampstead Garden Suburb
ossulton way and brim hill seem 0.3/0.4 walk to East Finchley

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Original poster
SheHasArrived · 18/12/2025 19:42

turkeyboots · 18/12/2025 08:52

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

A bit small . Bus is a good idea

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Original poster
SheHasArrived · 18/12/2025 19:43

Friendlyfart · 18/12/2025 09:07

Thanks this is a good option

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Original poster
SheHasArrived · 18/12/2025 19:47

schoolfriend · 18/12/2025 15:40

Claremont Rd actually has a house for sale at the moment and I was going to send it to the OP as an example of a slightly less premium, but still nice location but then I looked at the size and the price -

https://www.rightmove.co.uk/properties/168694439?

think this is overpriced unless my understanding of the property market is way off... almost 1.2k/sqft seems pricey for the 'wrong' side of Archway Rd (although I don't doubt it's a nice place to live).

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I completely agree with you. 1000 per square feet seems okay this is way off

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