4 bed family house in north east London - where?!

[goteam]

Need to move within the next few years so want to get a feel for areas.

Have up to 850k and 2 primary school age children. Need good schools, transport links, leisure centres, eateries, culture, parks and access to green space.

I don't drive so need all this to be walkable. Partner does though. So far have considered Walthamstow, Finchley (but which bit?! East near Muswrll Hill but north near leisure centre and arts centre.

Need to be able to get to Moorgate / Liverpool st and Kings Cross / M1 easily.

Also Barnet looks nice and we have friends in Herts so handy for that.

Anyone in Barnet, Finchley or Walthamstow have any tips? Any other areas to consider?

Walthamstow is great. Very friendly, leftish (80% voted labour), creative, multicultural (daughter at "outstanding" Walthamstow for Girls, one third black, one third Asian, one third white). Good family stuff, green space, schools, transport (20 mins to zone 1). We've been here 20 years and love it.

I live im walthamstow, moved here two years ago. You can get a four bed for your budget in the Blackhorse area and you'll be near lots of good schools and excelllent transport links to Liverpool Street, the Gospel Oak line or the Victoria line.
I like it round here, it's very laid back and arty, left wing. I moved from North London and wasn't sure at first but the area is genuinely friendly and welcoming and the lots of new shops and places to eat opening up.

I should add, if you don't drive walthamstow is great. I get everywhere with two small children.

Walthamstow is lovely, as the PP said - transport links are great and it is a really friendly and vibrant place to live with lots going on. Primary schools are great, especially all the ones to the north of Forest Road, secondary seems to be improving though options for boys are more limited. Epping Forest is Really near by. Look at Upper Walthamstow, the roads to the east of Wood Street station, where there are some gorgeous houses (though the nicest ones are going for £1m+) and you have the forest sometimes literally on your doorstep. There's a brand new huge leisure centre in Walthamstow with trampoline park, soft play, huge gym, diving pool, athletics track etc. Also you can look at the Warner houses north of Forest Road - should be able to get a 4 bed one (with a loft conversion) for your budget, and that area has Lloyd Park etc.

You could also look at Highams Park which is a bit more suburban - but you get a lot more house and garden for your money. The disadvantage is that you don't have the tube, but you do have the train to Liverpool St, and some areas to the east are walkable to the Central line too. It is very much up and coming with lots of new cultural stuff starting up, and it is really green and leafy. The secondary school is meant to be very good.

AND my husband works in Liverpool Street and has a 30 minute door to door commute.

I don't have many positive things to say about Walthamstow, other than the marshes are nice and the new Feel Good leisure centre is excellent. We're looking to move out to start our family and I don't feel safe in Walthamstow. We are staying in the borough though and moving towards chingford / highams park / Woodford which feel like a world away but only an extra 15 minute drive.

Better schools, green space, great transport links central line and overground. Easy access to m25 m11 and Circular, and very comfortably within your budget. Doesn't feel like London at all!

I have friends in Barnet. They chose to go private for school after their son didn't get in to any of the nearby state primaries and was offered one they felt was sub standard some considerable distance away.

Yes, there is Highams Park actually, more house for your buck.

East Finchley is great and has very good schools but you'd struggle to get a four-bed house for your budget.

Sorry, posted too soon. Cheaper houses but a different vibe- it's a Tory voting area for a start. It also feels very suburban, fine if you like that.

Ah, I miss Walthamstow. Serious nostalgia on this thread as I grew up around there. Couldn't afford a garden shed around there now.

Thanks Mothervulva. I don't really know Blackhorse Road, only central Walthamstow where houses in our budget are poky or if big enough are doer- uppers (which is a slap in the face when you're paying 800+

Sorry to hear you don't feel safe, thirty. I feel safe around the centre but have been to the st James st area and didn't. Shame as lovely park and ok schools.

Schnitzel. Had a look on rightmove and there are a few in budget. More north than East Finchley though. The closer to Muswell Hill the pricier.

Northern, that's annoying about schools. It seems like people move to (High) Barnet for schools so I guess they're getting over subscribed.

Food for though here. We are lefty arty types into gigs, galleries etc so Walthamstow seems to hit the mark but will think about schools. Need secondary for boy and girl and not moving twice!

Wincher, that's all really helpful. Thanks. Will look into Highams Park.

User it is ridiculous really. People selling dilapidated houses they bought for peanuts for over 700k. We can only afford it because we bought ten years ago in a part of north London that has also gentrified.

Houses in Highams Park are lovely. Worry it's a bit cut off from the main hubbub of Walthamstow though....I'm very used to having everything on my doorstep but conscious I may need to compromise!

Definitely look at highams park. It's so close and is only a few minutes on the over ground. Much much nicer. We're st james , it is the prettier 'greener' part being closest to the marshes and river with a lot of families but too urban for me!

If you're looking for a secondary school soon I'd pick one then work from there because catchments are so small. Could even rent on the doorstep for a year if you've sold your house - it's a well-trodden route round here! What about Alexandra Palace/Bounds Green?

www.rightmove.co.uk/property-for-sale/property-67772372.html

www.rightmove.co.uk/property-for-sale/property-57740125.html

The second one you could do up lovely, I can vouch the road is really friendly and it's a 10 min walk to the tube.

In terms of secondary schools I know a few people who send their children to Willowfield school which is right next to Blackhorse tube station and they speak very highly of it. (My kids aren't at school yet.).

If you want arty and lefty then I think Walthamstow has the edge over Highams Park in that respect.

South Woodford and Wanstead are both good for transport and shops.

@Mothervulva the second one is comparativly a very bad buy - the first one has had more than £100k of work done to it (downstairs layout, kitchen, bathrooms and loft extension). Also its a much nicer house re double bay.

Leytonstone might suit?

Beautifully renovated 4 bed at the top of your budget
www.rightmove.co.uk/property-for-sale/property-66177143.html

Decent footprint and super close to the tube but needs gutting. Nice frontage and decent garden.
www.rightmove.co.uk/property-for-sale/property-67769228.html

I really want the Colworth Road house!

True, but the 100k difference in price could pay for all the work... I was just picking two at random.

Good luck OP

(Also, second one has been on the market a while so could be open to offers I reckon)