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Where to move to in London with young kids

107 replies

undereyebags · 05/04/2016 15:29

I know this has probably been done to death sorry!
Have 1m max max max budget. Would want to do work - not quite a proper renovation but more than happy to do kitchen, extension etc over time. Want a garden and prefer not to be 1930s suburb as they give me the shudders - though this is from past bad experience so perhaps if area is lively I could be persuaded.
2 pre schoolers so need to be in catchment for good state primary.
In an area with some community feel and a bit of soul - villagey if that is a word? And near green for children. Obviously needs to be safe area. Not asking much am I?!
Don't want to move out of London. We've thought about it and not ready. Plus both work so don't want commute to be too long - max hour door to door. Work near Bank/Barbican way. Happy to cycle/run to work too.
Currently looking at:
Crystal Palace
Alexandra Palace
Twickenham

Any other good areas you can recommend and why?

Thanks!!!

OP posts:
Undercooked · 06/04/2016 07:44

Or if you want a fixer-upper next to the school: www.rightmove.co.uk/property-for-sale/property-57695921.html

MissSueFlay · 06/04/2016 07:46

Have a look at Ealing. Ealing Broadway is probably out of your price range now, but West Ealing & Hanwell have some lovely period terraced houses (ours has unconverted loft). Plenty of parks and some very good primary schools. I commute to Bank, lots of options as its all very well connected. Get in now before the prices really rocket when the Elizabeth Line is up and running!

MissSueFlay · 06/04/2016 07:46

*it's

fabulousathome · 06/04/2016 08:46

South Woodford is great, Wanstead is slightly less Essex than SW. Woodford Green has a mature vibe, Wanstead is younger.

I live in SW. You are a few mins away from Westfield shopping in Stratford which is useful and Redbridge's stats schools are pretty good.

Ruthiesj · 06/04/2016 09:01

I was going to say Ealing too. It's pushing it a bit in terms of your commuting time, but it's a very simple journey to Bank/The City and lots of options in terms of tube lines and trains.

Very green, lots of independent local shops and restaurants while still having a good range of chain restaurants too. Good schools, easy escape from the city too via M4, A40/M40. Take a look at Northfields and South Ealing areas.

fufulina · 06/04/2016 09:10

We live in the Harringay ladder - the stretch of roads between the north of Finsbury Park (Manor house tube) and Turnpike lane tube. I commute on the overland to Moorgate - or run (a straight 10k to London Bridge), and DH commutes to Canary Wharf. We have a lovely (needs work) 5 bed terrace with small garden. And only one (beautifully done) house has just gone for a million on the ladder. Loads of doer uppers. Across the tracks from crouch end, two good primaries on the ladder and we are eyeing up Hornsey school for girls for secondary. If you have boys - not sure about secondary options. Green lanes is v buzzy - and transport is great (much better than crouch end imho). I know all our neighbours - love it.

undereyebags · 06/04/2016 15:13

Eek! So many places - thanks everyone. Ahh how to narrow them down? I actually feel quite excited as I wasn't sure you really could get much for your money anymore but there are some lovely places you have linked to, in decent areas.
I guess next step is to work out a shortlist then go view.
How did you all decide where to settle? I feel quite rootless at the moment. I guess harder as no pull of family (too far) so more dependant on schools and commute time.

OP posts:
duckyneedsaclean · 06/04/2016 15:23

Honestly, and I know many will disagree with me, I would choose North of the river over South any day. The lack of tube is just too much for me, that and that there are very few major connecting roads.

You have far more transport and travel options north of the river. Ducks and runs

SarfEast1cated · 06/04/2016 15:46

ducky didn't you know we have the Overground, a train system and buses? We don't just ride around on donkeys...

Ifailed · 06/04/2016 16:01

Maybe N London has more tubes, but the accent? Far better sarf of the river.

fufulina · 06/04/2016 16:07

Here's the gorgeous one; on the road next to us. they did the side return and everything...!

www.rightmove.co.uk/property-for-sale/property-40015512.html

duckyneedsaclean · 06/04/2016 16:09

Oh I know SarfEast1cated. And the stations are so far apart, and the routes so useless.

Give me a choice of interconnecting tube lines, trains, overground, and dlr any day.

SarfEast1cated · 06/04/2016 16:13

Ok ducky you stay north then but OP if you look at transport map you might be surprised Wink

BettyBi0 · 06/04/2016 16:14

Wanstead has great schools but it does feel quite Essex/city boy ish if you know what I mean. You could get something really lovely there for £1m instead of a tiny terrace in a scary bit of London Fields

ftm123 · 06/04/2016 16:17

I suggest having a hard think about how much house you want, and how important that is relative to niceness of area. It's a personal choice, hopefully with your budget you can get something you find acceptable on both counts (within an hour commute).

Personally I valued having a good commute, although when looking an hour door to door was acceptable, I did have a strong preference for under 45 minutes. I think if you are used to being on the tube, and get irritated waiting 3 minutes for a train, south of the river transport can seem limiting. In terms of commute, east London would be the best bet. Good commute means more time with the family, so it's not all about personal comfort. However, if you do not like the Essex border vibe of East London (particularly Wanstead and South Woodford) then that may be more important than a good commute.

I suggest spending some weekends checking out areas, shops, cafes, restaurants , green spaces etc. Also consider where the properties you can buy are relative to these amenities and transport and of course school catchment.

When I looked, on a lower budget, I did not like the Nightingale estate part of wanstead/south woodford. I found it endless streets of suburbia, not actually that near amenities and with road noise from the North Circular. I suspect there are areas like that in all the locations suggested, so don't rule out an entire area based on not liking the vibe of a single sub area. i.e. there are other areas of South Woodford and Wanstead which I would have happily considered.
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Good luck!

ftm123 · 06/04/2016 16:26

Just thought Wanstead/South Woodford are after the central line splits. You might have to wait more than 3 minutes for a tube. I suspect it still in total travel time (based on setting off when you want to set off not especially timed for a train) for bank/barbican it will still be a better bet than the trains in the south east. Central Line to Bank will get you nearer than train to Canon street of London Bridge. However lots of people are more than happy with the transport connections in the south, so it's certainly not a deal breaker IMO.

ftm123 · 06/04/2016 16:26

Just thought Wanstead/South Woodford are after the central line splits. You might have to wait more than 3 minutes for a tube. I suspect it still in total travel time (based on setting off when you want to set off not especially timed for a train) for bank/barbican it will still be a better bet than the trains in the south east. Central Line to Bank will get you nearer than train to Canon street of London Bridge. However lots of people are more than happy with the transport connections in the south, so it's certainly not a deal breaker IMO.

jumphigherandhigher · 06/04/2016 16:37

Blackheath is excellent village feel. But if you want value for money then go for Plumstead and the areas between Plumstead and Blackheath so you can take DLR to bank and then benefit from the Elizabeth Line.
Here's an amazing property to doll over. www.rightmove.co.uk/property-for-sale/property-41019225.html

user5512343212 · 06/04/2016 16:40

Beckenham.

bibbitybobbityyhat · 06/04/2016 17:22

That Shooters Hill house is gorgeous! Just the small matter of it being £250,000 over op's budget Grin.

Op - have you had any further thoughts? I know of a fairly large Victorian terrace in East Dulwich which you could afford, send me a pm if interested.

SarfEast1cated · 06/04/2016 17:34

Yes the SH house is amazing - the garden is a bit lacklustre though - the colour of the deck is horrible. I'm not going to buy it now because of that.

I second bittitys suggestion of Dulwich and it environs - really nice. I think you have to go and spend some time in the area - if you go to the Horniman on a weekend you'll get a pretty good idea of what the SE family scene is like. I live in SE4 and regularly go to Peckham Rye Park, Dulwich Picture Gallery for kids art sessions, Dulwich Park for a lovely flat walk, Telegraph Hill for the festival, Greenwich for the market and beautiful hilly park, Deptford for the Albany Theatre, South London Gallery in Peckham. There's loads to do around here, and some lovely housing stock and parks.

On your budget I would go to Telegraph Hill, close to Nunhead for thameslink train to Blackfriars, or other train to Victoria, close to Brockley for train to London Bridge or Overground to Canada Water for the Jubilee Line, and also close to Deptford if you need the DLR.

Come and have a look!

DameDiazepamTheDramaQueen · 06/04/2016 17:39

Hither Green!

happygoluckylady · 06/04/2016 18:30

SW London is always my preference. Lots of green space and plenty for families to do. Putney, Barnes, Wimbledon, Raynes Park all worth a look IMO.

Limelight · 06/04/2016 18:40

So many Hither Green people on here! Come and join us OP! Seriously it's great in Lewisham. And the fabulously huge Mountsfield Park is about to get a new cafe building which is extremely good news.

I think it's all down to perspective though isn't it - a couple of people up thread have talked about SE London not having enough green spaces and feeling hemmed in etc. Weirdly enough, the thing that keeps me here and makes me feel a bit funny when I go north of the river is the fact that we have loads of green spaces and it feels much greener to me. You love where you live I guess.

Now the only place I am unreasonably biased about is East Dulwich. I lived there years ago when it was a normal place. I'm really sorry but these days it's a middle class theme park. It's like you're not allowed to live there unless you have a beard, chickens in your garden, and are prepared to spend £700 on a bring your own flagon of organic beer. Totally prepared for the onslaught here. It's a personal opinion but I miss the betting shops, and old man pubs in Lordship Lane.