Cannot afford to buy anywhere in London near good school

[dw4518]

I'm looking for a 3 bedroom terraced house near a good school and within 1 hour commute from central london.

After hours searching I can't find anywhere decent for under £450k. It seems like the only options are to move further out (even commuter towns are expensive!) or live in Plaistow/Canning town/Woolwich?

I'm really stuck! Any ideas would be greatly appreciated :)

[origamiwarrior]

Paddock Wood?

'Good' primary, 'Good with outstanding features' (and very well-regarded) secondary

45 minutes train journey to London Bridge

Loads of 3-bedroom houses (many detached) well within your budget, within easy walking distance of the station (so no parking costs).

[Oliversmumsarmy]

Didn't think my house was STC when I put it as an example. Thought it was a good buy

[idontlikealdi]

You can get to Cannon Street from Bickley, the commute is fine and no tube needed.

[Waterlemon]

Suburbs.

Hillingdon, Brent, chessington/tolworth/new malden (kingston) Merton, croydon, Bedfont (hounslow),

Not in London boroughs but still within 1hr

Epsom, ewell, Sunbury, ashford (middx) spelthorne, stoneleigh,

[Babypythagorus]

Woolwich ain't bad...!

[viques]

Some very good schools in Plaistow and Upton Park. Try googling.

Someone suggested to look in forest Gate, with a budget of £450 000 I think that ship has sailed!

[Enidblyton1]

There are plenty of places to buy outside but very commute able to London - you just need to adjust your mindset that you need to be no further out than zone 3/4.
I used to live in zone 4 south west London and it took me about 1hr to get to Bank every morning. Then we moved south of London (near Guildford) and my journey to Bank (via Waterloo) was still an hour.

[Enidblyton1]

Also, not wanting to be pessimistic, but if you're wanting to stray out for a while you need to look at secondary schools.
There are many brilliant primary schools in London, but from my experience the secondary options were often poor.
If you move out of London now, you may be able to locate near good primary and secondary schools.

[DailyMailFuckRightOff]

Watford? 20 mins to Euston by train, lots of terraced housing stock, shouldn't struggle to find something in your price bracket.

variety of decent schools, actual town centre and high street, even if not so many non-chain shops / restaurants.

Also served (more slowly) by overground and Met line.

[glasshalfemp]

As a born and bred Londoner who has lived all over and is a working professional mum with zero time to spare I would say that Orpington and surrounding areas best for budget, growth (financially) catchment/public school options, family friendly and allowing you to commute for social life and family days or in city and countryside. Do not make the mistake of focusing on zones. It means nothing in London apart from cost of travel. It's all about connections, reliability and speed. Zone 1 to 3 commute can take longer than 1 to six commute depending on links reliability and frequency.

[glasshalfemp]

Sorry forgot to add. Ignore primary schools and focus on secondaries. The time goes so fast and if financially strapped I would pick a (historically well performing) secondary catchment from now and allow for considerable shrinkage as the London population swells.

[pericat]

Some areas of Surrey are within your budget. This 3 bedroom house is in the catchment areas for great schools www.rightmove.co.uk/property-for-sale/property-60808874.html

[dw4518]

So many places I've never even heard of! I have googled them all and there's some interesting suggestions I will look further into.

glasshalfemp I think you have a good point about the secondary schools. I've been too obsessed with trying to find a house near an outstanding primary school, it would make more sense to get it near an ok primary and good secondary.

Bexley grammar seems pretty good and could be within budget.

Plaistow - yes I've seen there is Curwen primary there which is one of the best in London! But since I live in Canning town (very close by) I can't imagine it's a great area. Personally I don't mind non-gentrified areas but just thinking it's probably not as safe for children.

[LBOCS2]

WRT grammar schools - yes, it's nice to be close to them, but do have a back up. What you don't want is a situation where your options are selective grammar, not-very-good non-selective, or private, and then to find that your child hasn't made the cut with the 11+. The ideal would be to be within catchment for a good comprehensive, with relatively easy public transport access to local grammar schools. Best to be prepared!

[dw4518]

hmm.. there's not many good state secondary schools in London is there

[aforestgrewandgrew]

I'm not sure I agree with the secondary school idea. Schools can chance so quickly, especially with a change of head, you have no idea what it'll be like that far down the line.

I went to a secondary with a good reputation but the head changed and it went dramatically downhill.

My niece has recently started at a school that was consistently rated as good or outstanding for years but with a new head. The latest Ofsted inspection has rated them inadequate

Good primary is what you need now. You may well move before secondary anyway, I wouldn't compromise on my DC's primary education for something several years down the line, when it might not even be available by then anyway.

[LBOCS2]

state schooling in London is consistently better across the board than the majority of the rest of the country (look up the 'London Effect' if you want to find out more about it). There are some excellent state secondaries, particularly in South-East London (which is where your budget is likely to keep you). Things do change but positioning yourself for a couple of good secondaries is unlikely to do you badly.

[RoseValleyRambles]

If you feel positive about the prospects of southern being sorted out in the next 6 months, try caterham/whyteleafe/purley areas. Just inside the m25 (cheaper season ticket), lovely countryside, and good schools. Two train lines, depending on where you live. Definitely viable for your budget.

[ImNotReallyReal]

Gants Hill is ok, sure the bit around the station isn't the best at midnight. But where in London is?

You'd get something towards Barkingside or Newbury Park for £450k, and if it needed work then around £400k. It's suburbia, but it's zone 4 with the Central Line. It's sold but here's a link to a typical one http://www.rightmove.co.uk/property-for-sale/property-44269293.html] - check out the local schools. All of the primaries are good or outstanding and you are a 10 minute walk from the Central Line at Newbury Park which is a terminating station so you can often get a seat!

Redbridge schools are usually good, most secondaries are outstanding and they still have grammar schools.

[sm40]

There are 2 outstanding secondaries within 1.2 miles of me! One mixed, one boys. And not really looked further than than so may be more. Just need to be the right distance which we are from 1 and might just about make the other if lucky. Also 2 grammars if you pass the test.

[DangerElephant]

Definitely recommend looking at areas such as Sunbury or Shepperton. Good areas and schools, and a bit more open in the immediate area. A fair few 3 bedroom houses for 400k-450k, and larger than some of the ones that are more expensive closer in.

[slinkysaluki]

Essex ?

[LunaLovebad]

I commute into Bank every day from Surrey (Egham/Staines) and my door to door journey time is 1 hour 10 mins. For £450k where I am you can get a 3 bed house in your budget no problem. I used to rent in Chiswick and it took me the same amount of time to commute from there into Bank as it does now. I also live near several excellent primary and state schools.

[PettsWoodParadise]

What about this one www.rightmove.co.uk/property-for-sale/property-57175405.html in Crofton / Petts Wood borders. Ofsted Outstanding Crofton school and Darrick wood secondary plus near Newstead / St Olaves grammars and in distance for some Bexley grammars. Petts Wood has a great community feel - compromise with this house is it on a main road, 1960s architecture and a schlep to the station.

[skippy67]

Another vote for Hayes Kent. Great schools, 40 mins to London. Or from Bromley South, you can get to Victoria in 17 mins. Lovely green spaces, village feel.