Moving to London (renting)

[CwtchMeQuick]

Hoping someone can help.

I'm a single parent to a 4yo DS currently living in the Midlands. In the next year I have a chance of a really great career opportunity but it involves a move to London. I'm trying to price everything up and work out how realistic this all is but I'm struggling with locations.

Criteria are:
At least 2 bedrooms
Preferably a house (but I know this is wishful thinking)
Commutable to Angel, so either within easy access of the northern line or direct into kings cross or Euston

I'd ideally like the commute to be under an hour or so, maybe an hour and a half at a push. Not fussy about location but NW would be better than SE as it'd be easier to get home to visit family and friends. Currently have friends living in SW London.

I can afford about £1500pcm rent.

Im dreaming aren't I?

Yes, in a word! You couldnt have chosen a more expensive area!
Shouldn't you be basing your decision on school catchments for your son if he's 4?
I'd downgrade your expectations and start looking in East london, de Beauvoir/dalston are both fairly North but there's no way you'll get a house for £1500.

Sorry I don't think you will get a house for that. The problem with the north east is that any area you can afford is all a bit dodgy and schools not great.

What about South Wimbledon? On northern line but to the south. About 30-40 mins direct to Angel. Good schools. Can just about get a 2 bed flat there, or could get a 1 bed garden flat and share with your son

Well a good start if looking to commute to Angel would be anywhere on the Northern line as the commute will be under an hour. I know you are looking for at least a 2 bed but this map of average cost of renting a 1 bed will still give you a bit of an indication about where is more expensive that others if you don't have a big knowledge of London. London rental map

East end of the district might just get a house. Journey planner says 50 mins to Angel so around an hour is reasonable, but a pain with two changes.

Yes obviously the final decision will be influenced massively by schools, but I need to narrow down the area before I can begin looking at schools.

It doesn't need to be IN London, just commutable. And as I said, I know a house isn't realistic currently, but I'd like the option of potentially moving to a house once I can afford more, without moving area too much.

I'd previously been looking at houses (with ex) in Kingston kind of area, but I'm just not sure of my options now I'm down to one income.

I know how expensive London is and I don't have huge expectations, I'm just trying to work out whether this is totally impossible before I spend the next year working towards it.

Ah that map is good, thank you!

I'm just putting DS to bed and then I'll have a look at South Wimbledon. I have friends in Stockwell/Clapham area so at least it's half familiar in that kind of area.

Ickenham is lovely and not far from West Ruislip, commutable in an hour and both flats and houses in your budget. Zone 6. Probably change at bank. Lovely area, nice schools and feels less busy than central London.

How about somewhere on the mainline out of Kings Cross or Euston? I see you mention that in your OP. £1500 shouldn't be too difficult in lots of places and the schools are decent. Eg, in Watford, close to Watford Junction and rent low enough to make up for commuting costs:

www.rightmove.co.uk/property-to-rent/property-42115488.html

Or from Ickenham met line to moorgate then north on northern line.

Oh I clicked send too soon.

The bottom of the Northern line has some really good places (I'm sure your friends in the SW will agree) - I would perhaps look at the stops between South Wimbledon & Balham - in that general area there are lots of Victorian houses that have been converted into flats so you may be able to find a flat that feels like a house - lots of property in Tooting and this can still be fairly affordable - it has been 'up and coming' for the last few years. Our friends have just moved out of a small two bed house in that area and think they were not paying much more than your figures.

On the other end of the Northern line Archway is an area that has quite a lot of property and I've know to be a bit more affordable over the years than some of its neighbours.

Or you could consider somewhere like Wembley - further out but much more affordable but a bit less of that 'inner London feel' much more likely to get a house in this sort of area. I believe you can get the train to Euston from there so then a quick change over to Angel. That kind of location would keep you NW.

Walthamstow is on Victoria line which goes to kings cross in 10 mins and is then walkable to angel. There are lots of garden flats there and primary schools decent. Like this one: www.rightmove.co.uk/property-to-rent/property-42026100.html

That one would be about 15 min walk from station and then 15 mins on tube and 15 min walk the other side as an example. I love this area.

There are some lovely looking affordable places in Ickenham, so thank you! That's definitely somewhere to consider.

I'll have a look at places south on the northern line and also Watford.

Trying to narrow it down a bit and then the next time I'm in London I'm hoping to have chance to explore a few potential areas and get a feel for them.

Thank you all so much for your help. There's so much to think about and having a few areas to focus on a bit more is great.

I would suggest staying on tube line. Once on the overground the distance is far larger and more ch ages and problems occur and delays. If your son is at school/ childcare you will need to be able to collect him on time. Plus if school call and say he's sick they won't be happy if your 90+ mins away.

If you have friends in Clapham that could be an option. On the northern line to the south is Clapham Common an Clapham North. Even closer than Wimbledon. Direct to Angel in under 30 mins. The distance also means if worst happens and tubes don't run you can also get buses from Angel in that direction, or jump on a boris bike and cycle home easy enough.

Op consider Newbury Park/ seven kings. There are several great primaries around here and if you decide to stay long term, seven kings high school, Canon Palmer, Woodford county are possible top choices.

The transport links are good and most of the families around here are middle class/ educated Asians. So lots of third generation Asians who are lawyers, bank workers, medical workers. If you prefer a more 'English'vibe then Romford is a possibility but I don't know much about that area.

Try getting a house rented around seven kings now. Because when the cross rail line starts from next year... Rents in this area will skyrocket.

Having said that there are lots of two bedroom flats in eastern avenue area.

You could rent a 2 bed house in Walthamstow for about this budget. Barclay primary school there has an Ofsted rating of 'outstanding'. 29 mins to King's X on Victoria line.

(20 mins, not 29)

The Northern line is horribly overcrowded these days, think tinned sardines, especially if you're travelling from south of the river so avoid a long journey along it if you possibly can. I second Walthamstow as a good choice and yes a 2 bed flat is more likely for your price range.

In your circumstances I would choose the shortest and least complicated commute to work over being able to afford a house.

Why don't you look along the overground line? You can get to Highbury easily from there and much cheaper the further along the line you go.

what will be your before and after school childcare? and holiday care? will you rely on school holiday clubs and before/after school? or childminders?

If you have previously looked at Kingston, I wouldn't discount it. This is in budget, and has three beds! and is within catchment for a 'good' but undersubscribed primary school. Norbiton to the northern line is very straightforward.

Kingston to Angel would be terrible though! The Kingston to Waterloo line is overground and always delayed and only 2 an hour often. Then need to tube from Waterloo still. And the cost . It would cost Op hundreds a month in commuting from Kingston, so would be better off closer and using that money for higher rent but quicker and cheaper commute

For comparison

Angle to Kingston - 1hr minimum ( if overground is due, and tubes straight away). That's 3 changes ( 1 overground and 2 tubes). Plus waiting time and transferring between lines and platforms. £11 a day travel. So £55 a week. £220 a month

Angel to Clapham Common - 21 mins. One tube line straight to Angel. £4.80 a day. So £24 a week. £96 a month

So op would save £124 a month, and roughly 90 mins a day on commuting but sticking to a tube line within 30 mins.

Baring in mind if for example op chose Kingston, and had work at 9am. Should would need her son in childcare before 7.30am to arrive on time. In Clapham some could be dropped at school at 8.30am when most are open, and arrive at 9am still

I think the other posters are being really pessimistic! Assume your £1,500 is not including bills? If so you can definitely find a 2 bed to rent in London for around £1,500 p/m - you could live here and walk / bus to work. It's a nice area and near Hampstead Heath www.rightmove.co.uk/property-to-rent/property-59271701.html