Where to live in London?

[Lostmarblez]

Hello

Looking for ideas of where to move to in London. Criteria is....
Within 45 min commute to city
Leafy area or near to nice parks/green space
Vibrant high street
3 bed
Prefer period flat but consider newer
Would like small outside space
Stuff for families to do - have toddler and another baby to follow
Good schools - primary def
Have 650k

Did live in crouch end so like that sort of area. Would live there but priced out. Would love somewhere where prices not gone crazy (is there anywhere?) were we can stay for a decent amount of time.

Clapton? Stow? Crystal Palace?

Woweethanks all. Am going to get a cup of tea later when LO asleep and browse.

Yes London prices fairly depressing. Also not sure whether to now wait as prices seem to be flattening out. I've been caught before by the northern rock collapse so it's all scary.

I guess by suburban I mean no real centre - lots of houses, usually 1930s. Built mainly for commuters. I think I would prefer proper rural to suburban but who knows!

www.rightmove.co.uk/property-for-sale/property-32976879.html

This flat is central Crouch End for your budget.

Wanstead is lovely but quite commuter. I would probably be thinking Nunhead or Walthamstow Village.

We live in the burbs by the way - 45 minutes commute, a nice school over the road, massive parks and a massive house for under your budget. Just saying.

Have you thought about gospel oak? BiL bought ex local authority three bed terrace for under £600k and he's really close to the Heath.

Areas near Greenwich and blackheath would be doable - with £650k you could get a nice Victorian terrace within walking distance of both of those places. Good links to city too. Try Charlton, Shooters Hill, Hither Green, Lee, Brockley, some of the nicer roads around lewisham.

Kingston, Tooting, Streatham Hill, Balham and Earlsfield. Near to very desirable Clapham.

I would second the recommendation for Honor Oak, I've just moved from there. Excellent commute into the City, some good schools and lots of green space. Go another few stops out to Sydenham and you'll get more for your money.

Beckenham isn't like that at all!

Come to Plumstead, you'll get a huge house and lots of change. Once Crossrail opens it'll be 20 mins to TCR, it's only 30 mins to Charing Cross at the moment, plus there's the DLR.

YY to Clapton, come join us! Probably still affordable, hackney marshes and lea river on your doorstep, good schools, good transport (10 mins on train to Liv St), and great shops and weekend market on Chatsworth Rd and also increasingly on the Clapton Rd too.

Maki interested to know how u adjusted from Peckham to Stroud?

Am now totally confused as so much more choice and ideas than I thought!! Hmmm

Anymore opinions on what clapton, wanstead or walthamstow is like - bad points as well!! Also didn't think could afford Greenwich and surrounds but will have a think about there too - what are schools like?

Would love ally pally ditto Stroud green but think too costly already. Could move to wood green but not convinced by that yet...

I think erring away from places like Kingston or beckenham as rather be in in or out out iyswim? (No offence) though maybe should take a wander round....do love richmond park.

Lost, do PM me if you want more info on Clapton, been here 5 yrs, it was still 'murder mile' when we moved in but things have changed a LOT since then, it is now quite desres in a rough n ready sort of way. We love it here for lots of reasons

Epping area? Too far out? It's a town in it's own right rather than a suburb really, but is only about 35 minutes from the city.

Streatham Hill?
Good choice of excellent primaries and an outstanding secondary. Prices are being accepted below list

close to an excellent primary

catchment for Dunraven 'outstanding' primary and secondary, house £545k

Streatham Hill in the right location gives you the choice of excellent trains from either Tulse Hill, Thameslink and London Bridge or go to Victoria from Streatham Hill. Also good houses in W Norwood, with Thameslink line.
Schools to be close to: St Julians (W Norwood), Dunraven (all through school), Hitherfield , Streatham Wells: all excellent.

Streatham High Road is not pretty but it is improving. Bertie and Boo café and soft play, ice rink, cinema, chi chi cafes, excellent independent pizza (Bravi Ragazzi - a Time Out voted top place), lots of community activities.

Agree, Streatham high road is changing. There's some nice little cafés and delis now. There's actually quite a large 'mum' community on facebook, very useful for meeting other parents and finding out what's on. The old ice rink was knocked down to provide a new large Tesco and leisure centre.

Rail link straight to City Thames Link and Kings Cross from Streatham and Tooting. Tooting high road has the tube.

Our road was lovely and quiet, neighbours friendly, everyone knew each other. We were very lucky.

I live off Colney Hatch Lane not far from Crouch End where you can still get a 3 bed Victorian Terrace for that amount. Good primary and secondary too.

Camberwell. Up and coming but already up in many bits eg m.zoopla.co.uk/for-sale/details/34779561?search_identifier=48eaf601e1a3fdcaf9e07e978187845a - tonnes of cafes, just down from bellenden road, lots of parks and great transport, and a good primary - and very central. If you type se5 in rather than 15 or 22 you get a lot more.

All slightly over budget but I think the market has turned and they are just asking prices now, especially this time of year.

www.rightmove.co.uk/property-for-sale/property-47217043.html?premiumA=true
www.rightmove.co.uk/property-for-sale/property-48956243.html
Both are in catchment for an outstanding primary school and v close to two parks. Greenwich village is 10 mins on foot but I would describe it as vibrantly touristy rather than vibrant high street. Good for food and stuff to do, but not amazing shopping. Canary Wharf shopping is 10 mins by car or tube though. 12-15 mins to London Bridge.

100k under budget in catchment for outstanding school. It's in SE13 rather than SE3 which is presumably why it is not 750k. It's a bit teeny tiny too.
www.rightmove.co.uk/property-for-sale/property-46550998.html
100k more but in still in budget and considerably larger
www.rightmove.co.uk/property-for-sale/property-32731878.html
With both houses I'd want to check out plan B for the schools though.

In Blackheath village itself your options are more restricted. There aren't actually a lot of small family houses so they are in high demand. If you can overlook external appearance [or you like SPAN houses] there are options on beautiful tree lined roads.
www.rightmove.co.uk/property-for-sale/property-49160033.html
in good repair they usually go for this sort of money
www.rightmove.co.uk/property-for-sale/property-31597938.html?premiumA=true

Modern townhouse in blackheath
www.rightmove.co.uk/property-for-sale/property-32860179.html

I know it's off topic but enjoyed your post Maki as another exPeckham person! We are planning on making a similar move in a few years time (despite loving SE23) to Totnes. I was at the Horniman today and wondering how I'll cope without it but I'm sure local attractions will manage to replace it!!

48 minutes to Euston... www.rightmove.co.uk/property-for-sale/property-32443404.html