Where to live in London ? Hampstead, Richmond or Greenwich for kids ?

[newlondener]

Hi dears,

My husband is going to work around London Bridge and we are looking for places to live in London best for my 5-years-old daughter's education.

Even many parameters show that Richmond may be best fit, it is about 1 hour commute for my husband to reach his workplace. So we are also focused on Hampstead and Greenwich as alternatives. Since it is year-in term for schools, as we talked to borough many schools are full for reception classes. I am looking forward to your comments where there are many good schools and great housing, safety, lively and leafy places to live as a family.

Have a nice day..

I love greenwich and Blackheath and they make a good manageable commute to London Bridge, city or Canary Wharf.

I really love where I live. Loads of great state schools in Greenwich and Blackheath.

I love greenwich park and the smaller parks and green spaces and I love the river too.

Secondary is more of a challenge but Lee academy and the Christian secondary bear the 02 look promising.

And there is movement in schools because people move in and out of London so I am sure you would get a place at a good state primary.

I am assuming you want state, there are good private schools in Greenwich but I would save private for secondary if at all.

What is your budget? If you can afford Hampstead then it's pretty nice and central. Greenwich is nice too but very different feel. Maybe also consider Dulwich. Fast commute good schools and green spaces.

I’d recommend you also consider Herne Hill and Dulwich. Some of the best state schools in the country are there (the Charter North Dulwich and Jessops Primary make the Sunday times top schools in the UK consistently based on their results. Judith Kerr Bilingual Primary / Dulwich Village Infants & Dulwich Hamlet / Harris Primary ED are all outstanding with very strong results.

Top private schools and prep schools are also concentrated nearby- Alleyns, James Allen’s Girl’s school are both highly selective and admit girls. Oakfield, Rosemead and Herne Hill School are other local options for your daughter.

Dulwich Village is the ‘leafiest’ part of the area and is 15 mins direct train to London Bridge. Nearby East Dulwich is full of young families, pubs, indie restaurants, cinema shops etc. Herne Hill on the other side of Dulwich has transport links into Victoria / Kings Cross / Blackfriars and has nice family amenities like Brockwell Lido and the Herne Hill Velodrome.

The area benefits from several great parks and playgrounds - Dulwich Park which is Grade II listed and has a boating pond, tennis courts, playgrounds and basketball courts, Brockwell Park, Belair Park, Peckham Rye Park (which has a new fantastic kids playground, skate park and Adventure Playground for older children). Kids like walking and playing in Dulwich and Sydenham Woods and Goose Green playground is also an option.

Other family amenities in the area are the Horniman Natural History museum which also has a small aquarium, a butterfly house with real butterflies flying around, and a small farm with chickens, rabbits, goats, sheep, etc.

Dulwich Picture Gallery has great exhibits and lots of activities for children on the weekends.

Good luck with your search. Hampstead is lovely. Given you like Richmond, Blackheath rather than Greenwich may be more your taste though Greenwich is lovely.

They are both really nice. Greenwich on the river, but Hampstead has the Heath and is North , which Londoners are still biased against ime

Hampstead is definitely posher. The Heath is also beautiful.

Thank you dears for great recommendations. We will consider Greenwich and Dulwich as well stronger. I have a deeper question abour Hampstead. As far as I see there are not many state schools out there and mostly seem like independent schools which may also an indicator of the wealth. We are not rich and can assume as avarage family who is looking for rental houses around 1750 gbp. Our concern is whether Hampstead is hosting usually very rich families or it is also a nice place for families like us?

Your budget will go much further in East Dulwich than in Hampstead, and in my opinion yes Hampstead is richer and less diverse. Looks like you’d just about get a small house in East Dulwich on that budget,

are you looking at private or state schools?

Hampstead is a very wealthy area, as is Richmond
Fringes of each are worth looking at though to take advantage of the leafiness etc (so eg Gospel Oak for Hampstead or Kingston for Richmond - each the other side of the park / green space)

You’d probably get a 2-3 bed flat for that budget in East Dulwich realistically rather than a house.

All the areas you are considering are fairly affluent with Hampstead being the richest for sure.

I would go to Hampstead but I am biased.

Is your child already in Reception?

Check New End, ask for a visit. they are a great school and my child is thriving there.
lots of great activities, today is 1918 day where kids and teachers all dress up and have lessons from 100 years ago

a lot of kids move away (abroad, etc) because of parents jobs so they tend to get spots in-year

www.newend.camden.sch.uk/

although in Hampstead - agree, you either have the big houses but lots of people are in flats...

i guess coming from abroad a house isn't the be all and end all ;-)

have a balcony and the heath just on the doorstep so no need for the faff of a garden

Every area you have mentioned is chichi and expensive, yes, especially Hampstead, and your budget won't stretch that far when in Herne Hill/Dulwich (which are lovely). What's your priority - would you rather live in a smaller house in a posh area, or a larger one in a more mixed area? There are lots of areas in South/Southeast London which have good schools and are great for families but don't cost as much as Greenwich or Hampstead.

*EVEN in Herne Hill, that is.

That budget will not go far in any of these areas, if it is per month. Are you ok with a 2 bed flat?

You also need to look at finding a place very near the desired school - where we live (less expensive than the areas you name, but good for schools), it's not enough to be in the area, you need to be within around 300m of the gates to have a good chance of getting in.
Agree Dulwich could be a good one to consider. There are also other good areas out east that could be good for London bridge and allow you a bit more space.

Hampstead is an extremely wealthy area, Richmond slightly less so but still minted.

I second Dulwich/Herne Hill, or even Peckham if you're after something a bit edgy/artier (and Peckham has the best transport links in the area). You will get a lot more for your money there, as well as it being much closer to London Bridge.

Richmond has very good primary schools, indeed ( as a borough, not just in the town itself) - hugely increased demand on places has meant existing schools adding extra classes per year and new schools being built. Secondary level is a bit more of a mixed bag. It green and leafy, and safe generally , though there are some pockets that are less so .

To get the fast trains, you need to be either in Richmond itself or Twickenham - neither of which are particularly inexpensive for housing , especially within reach of the stations. I would say a house for the price you are quoting would be optimistic. Its a wealthy, but quite unflashy area ie there is a lot of money but not necessarily on display.

And do watch out for the flight paths - some bits (Kew, especially) are plagued by noise from take off and landing from Heathrow and if the airport gets its way, flights and noise are going to increase in the short term, even without the blasted third runway.

Hi, We are ok with 2 bed flats and total earning of around 4k

I would like to correct myself as I wrote wrong. We are looking for 2 bed (would be perfect no less than 80 square) instead of a house. And our priority is good public schools, lively and leafly area..

4k is net btw

I still recommend Herne Hill/Dulwich. The state secondary (Charter) is a top 10 London state secondary and there's also the fee-paying options of Duleich College (boys), Alleyns (co-ed) and JAGS (girls).

You will get some options,2 bed I in hampstead for 1750 but maybe tiny kitchen or 2nd bedroom.
And you will need to add council tax circa 140 a month
Water 40
Internet 30

You won't have much left over .
Travel costs need to be factored in
Go to a cheaper area.

On £4K net and £1750 rent plus bills you won’t have much left over, especially if you live in a more expensive area. To give you an idea, our net income is over £5500. Housing costs including mortgage and bills are around £1400, travel around £200. We have a nice flat and eat out a few times a week and have two/three holidays. We don’t consider ourselves particularly wealthy... London is expensive so I’d try to be in an area where your income is average/normal rather than at the lower end.

Honestly I'd be looking at the swathe of areas in SE London with direct links to London Bridge by rail which are increasingly attracting families. Peckham, Sydenham, Honor Oak Park and the like. Can't testify to schools but they all have green space, are relatively affordable and good transport links. I agree with nightmanager that your income is not that high and you'd be better off in a less posh area. Secondary I would see as less of a concern to have good ones very close because secondary school kids can get themselves there on the train or bus.