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?

[HalleLouja]

Bush Hill Park goes into Seven Sisters where you can pop on Victoria line to H&I.

[HalleLouja]

Definitely look at Enfield. You can get a train into Highbury and Islington which would be ideal. Basically all the areas Yoko has suggested are good too. Also Bush Hill Park but you need to be careful of catchments for primary schools.

[cestlavielife]

tfl website

[CwtchMeQuick]

Thank you all so much!

Does anyone know an easy way for me to work out commuting costs from different areas so I can compare?

[CelticPromise]

Harrow. You can get the fast train from Harrow and Wealdstone station to Euston,takes less than 20 mins, then it's an easy hop to Angel. On the same line as Watford.

[Artandco]

Cest - yes that's what we pay, it's £60 for electric and gas every 3 months. This is because the heating is on a communal system and included in rent. It will be in most flats that were purpose built.

[CwtchMeQuick]

cest don't really want to go into it but for various reasons DS has no contact with his father, so that isn't something I need to consider

[whois]

Maybe for that they have district heating as part of the service charge? We hardly ever have the heating on as not him much and pay way more!

We pay 25 water and 50 for gas and electricity a month.
2 adults. 1 bed but large flat. Modern and well insulated.

[cestlavielife]

wont you need to be near your ex for access?

[cestlavielife]

£60 every 3 months for gas and electric in London - that is very cheap! I would say more like 60 per month...

[Yokohamajojo]

New, Southgate, East Barnet, Oakleigh Wood, Whetstone - Overground
which takes you to Finsbury park. I take the train everyday and compared to others it's pretty reliable and you have other alternatives, also look at Piccadilly line north - Bounds Green, Arnos Grove, Southgate Oakwood and Cockfosters, as it's easy to change onto Victoria line and if you work in Angel the walk from Highbury and Islington is doable

Other good overground routes not too far is Palmers Green, Enfield and Winchmore hill

Good Luck

[whois]

Yeah 1500 is a totally reasonable budget to get a 2 bed in zone 3. I'd go north off the northern line so you'll have a v short commute.

[Artandco]

We pay £60 every 3 months for gas and electric in London. £30 water a month

[CwtchMeQuick]

Oh and yes I will rely on holiday care to a degree, but I do have family in the Midlands that are retired/work term time only so there's the potential for me to send DS 'home' for about half of the school holidays. Also have younger brothers and sisters all in their teens that would jump at the chance to stay with me in London and look after DS for a few days; so all in all I'm not too worried about holidays. It's the before/after school, and DS being poorly that I'm most concerned about.

[CwtchMeQuick]

£1500 is not including bills.

At the moment I'm paying about £30 water and £40 gas and electric per month (in a 2 bed house), I'm expecting it to be more expensive in London, but can anyone advise how much more it's likely to be?

Childcare would depend on the area I think. At the moment DS is in pre school but I plan on using before and after school club once he starts school in September. I suppose id have to look into what times the school clubs start, but I have thought about a childminder (it was the plan for when me and ex were looking at houses in Kingston). I think my hours will be fairly flexible so I'm hoping to be able to do either school pick up or drop off most days.

Lots of areas for me to look at anyway that I'd not considered, and it's looking positive for being able to afford something, which is really what I wanted to know. It's going to be at least 12/18 months before we move, but I'll have to spend this time really working towards it all so don't want to put in all that effort for something unrealistic.

[cestlavielife]

you need to consider the childcare pre-post school and the commute. if you droppping child at school at 08.45 what time does your work start? if it's 45 minute commute you arriving at work 09.30 or later... or will you drop at childminder at 08.00 then go to work and childminder drops child at school?

so you might find it easier to have smaller place (get even a small patio or outside space) nearer your place of work giving more flexibility.

[Artandco]

This

m.zoopla.co.uk/#/to-rent/details/40556395?search_identifier=990826cfefa89a8e53fd6b22fbf3d868

2 bed flat, with shared garden

[Dakin1]

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

[Artandco]

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

[Artandco]

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

[situatedknowledge]

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.

[cestlavielife]

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?

[Vikham]

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.

[Turbinaria]

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.

[BipBippadotta]

(20 mins, not 29)