Where to move to in London?

[MintChocc]

'Night all. We are looking for areas that have:

• Good State Primaries
• Good State Secondaries
• 2 bedroom garden flats for

Muswell Hill meets all those criteria - but not too sure about rent. Almost every primary and secondary is outstanding, so family friendly and leafy. My husband works in the city and his commute door to door is about 30 mins.

North Kingston would be perfect for you (the area between Richmond Road and Park Road near Richmond Park). 25-30 min direct train into Waterloo, Richmond Park is walkable, great schools, amazing shopping, lots of families and it doesn't feel too hectic. Surbiton might be a good bet too (with a faster train into London).

Thanks! Not really keen on Muswell Hill... it doesnt have tube and it's too far North.

I have heard that Kingston/Richmond Park is £££ and don't know much about Surbiton. Any good state secondaries in both areas?

I live In west London

Ealing is really nice

And you can get straight to paddington in 15 minutes

East village in stratford.

thanks! Can you please name any good state secondaries in those areas? And why you think they're good?

Surbiton. 16 minutes to Waterloo on the fast train. Lovely sense of community (better than Kingston, IMO), great schools (make sure you are in catchment if you aren't a churchgoer), I love it.

I know less about state secondaries - we are affected by the Tiffin and private school pull but Hollyfield in Surbiton has a Good from Ofsted and Hinchley Wood is apparently very good (again you would have to be in catchment). How old are your kids? Boys or girls? Are you churchgoers?

You can get a 2 bed flat in Hinchley Wood for about 1150 PCM.

For just under 1500 in Surbiton there is stuff like this which is on a very sought after street near the river, looks bloody lovely, close to station, is in catchment for Maple Infants and the linked junior as well as being fine for Hollyfield.

I've looked and there's quite a bit around the 1350 mark in really nice locations with gardens.

New Malden...Coombe Federation Secondaries

You could rent a flat for your budget in North Kingston. It is an excellent part of London to live in. Primaries are brilliant secondary more of a mixed bag.

Surbiton!!!!!!!!!! Thats not London

And breathe, Noddy. OP wants an affordable flat with a decent commute to Waterloo. She can decide for herself whether she's hung up on postcodes and pre-1970s LA boundaries and how she feels about Zone 6.

I would second Surbiton, it has all the things on your list. It's not sexy but it's a really, really good place to raise a family. And your kids will thank you (if they're of that age) because it's 18 minutes into W'loo on the fast train.

Hinchley Wood takes a bit longer as there are no express trains but is very nice and schools good.

Having lived there, I would avoid N Kingston - there is a problem with getting into secondaries if you're not going private, and some significant black holes. There are some grammars that are super-selective - people coach from very young ages (like, 7 years old). It's mad. Also, it's unaccountably expensive given that Kingston is on the slow line into Waterloo (although Norbiton's quicker).

Well I lived in Wimbledon for years and wouldn't advise Surbiton at all. Richmond nicer Raynes park a bit dull but cheapish and quick to Waterloo

Raynes Park/Wimbledon are great, I love it round here. Pay £1,400 pcm for a2 bed flat but have a communal garden.

Raynes Park? You have to make sure you're in the right bit or it can be grim. Richmond's crazy expensive. Wimbledon's lovely in the expensive bits.

Noddy, out of interest why not Surbiton? Honestly interested as I know many families who love it here.

I'm ex-West Hampstead and Clapham, myself. Know Wimbledon well but much prefer it here (ignoring the fact that you get much more for your money).

Stratford.

Or East Ham if you're feeling zeitgeisty. Amazing food shops, green space, community feel.

Err ... you guys are convincing me to move from N Kingston to Surbiton! 15-18 mins to Waterloo would be amazing.

What about West Hampstead? I think I can get something (not sure what exactly lol) for my budget, the area is lovely and is on the Jubilee. How are secondaries there?

Crumbelina, come on over, it's ace.

OP, I loved West Hampstead, great transport, restaurants etc but couldn't afford to live there so moved pre-DS so know nothing about schools. Lovely place, though.

East Dulwich would be within your budget to rent a two bed flat.

All the primaries are good. Charter is an outstanding secondary. You can get to Waterloo via London Bridge within 20 min.

east dulwich and greenwich lovely

It's not called Suburbiton for nowt ;) but doesn't bother me.

I have heard that Greenwich and Blackheath don't have any good state secondaries :( otherwise, it'd be perfect!