If you had £1.2 million to spend...

[Sengah]

On a house in London and two children 2 and under to be state schooled, where would you spend it? We've just been gazumped, and now the property market is so slow we are trying to be creative. Anyone with good advice to share?

[LittleBearPad]

Kingston is lovely. Richmond and Bushy Park, the river, lots of cafes and restaurants, John Lewis and Bentalls. The schools are great. Easy to get to the south coast. North Kingston is nicer than South.

[JoJoSM2]

Taffeta, Blackheath is in the borough of Greenwich so indeed no where you want to be for state schooling. The boroughs with top state schools (which applies to comps and not just grammars) are Bexley, Sutton, Kingston and Richmond.

[speakout]

espc.com/property/glenarch-house-melville-road-eskbank-eh22-3nj/34520780?sid=140855

I would move out of London.

[TheGrumpySquirrel]

Tooting Bec/ streatham / furzedown area you can get a 4-5 bed for 1m and possibly catchment for graveney for secondary. Lots of space and green areas.

[Taffeta]

I’d avoid anywhere near Kent like the plague unless you know your DC will get in to grammar

We moved out of Blackheath as state secondaries weren’t great - have things changed?

I think you are absolutely right to consider secondaries as well as primaries

Of course lots can change in 10 years but still worth beating in mind

I’ve friends in Southgate who have been through state primary and secondary with their DC and love it there

[YesMam]

Have you had a look at Orpington/Bromley and surrounding areas? They are in zones 5/6 & have a good selection of state, grammar & private primary & secondary schools.

Have a look at the Petts Wood area of Orpington, it's got a nice square around the station with shops & cafes. All the houses will be in your budget and it's in the catchment for a few excellent schools such as Crofton infants and juniors, St. James & Southborough primary.

www.rightmove.co.uk/property-for-sale/find.html?locationIdentifier=REGION%5E19767&minBedrooms=3&maxPrice=1250000&minPrice=1000000&radius=3.0&propertyTypes=detached%2Csemi-detached%2Cterraced&primaryDisplayPropertyType=houses

[Linguaphile]

Ah brilliant, I'm hoping you like Teddington! If I were going to live there I'd try to find something near Radnor Gardens (which to be fair is more Strawberry Hill way) or the Twickenham riverside area (church road is v cute). If your budget won't stretch to Richmond, east Twickenham might be feasible as it's just across the river from Richmond (so easy access to all the Richmond amenities) and has great parks and paths along the river (Marble Hill park, etc) but isn't quite so pricey. Easy 5-10 minute cycle or 3 minute bus ride to the district at Richmond station. Good schools. On the Hampton Hill end of Teddington you have Bushy Park and Collis, which is an excellent top ranking state primary.

[JoJoSM2]

OP, sounds like a nice selection of pleasant areas that you've got lined up. If you prefer smaller town centres than Kingston, then Teddington might appeal as it has a smaller high street. Have you looked Richmond way? 1.2M might not stretch to much house in Richmond proper but some surrounding areas are more affordable and schools are great.
My neck of the woods (South Sutton) is lovely too and you'd get a large detached house for the money. The high street is pedestrianised but grimmer than anything you'd see in Kingston. However, if you're more Cheam way, it's smaller and pleasant. On the plus side, the countryside would be on your doorstep, state schools are as good as they get and even the beach is less that a 1h drive.

[Sengah]

Oh good, defenders of Kingston are on thread, I'm pleased as I know that in theory it could be a good choice for us. I'm not sure, perhaps grim is too strong, it just seemed to have v little in way of shops etc outside the big and not very attractive town centre. But it was raining and we did walk for miles and miles which in combination never helps the good vibes. River was lovely yes, as was glimpse of park. Have viewing days scheduled in teddington, herne hill & southgate environs coming up but I'm still finding inspiration on here so thanks for the replies.

[mum2015]

Another kingston fan here. May be you need to see it on a sunny day by the river. For houses with the budget you have, look around surbiton area. Better train link and bigger gardens than near kingston town center.

+1 to Kingston is at the top of national school attainment tables, it’s got the Thames + parks, upmarket shops etc.

[parkview094]

Head out just a little bit to Walton on Thames / Hersham! Still under 30mins into Waterloo on the main line. You'd get a proper sized family home for 1.2M in a good school catchment area.

Or if you want to be a little more central - Southfields has a lovely villagey feel whilst still being on the tube.

[JoJoSM2]

Messy, I think Kingston speaks for itself I’m a great fan of the place even though we decided on Sutton in the end (due to excellent transport links).

Having said that, Kingston is at the top of national school attainment tables, it’s got the Thames + parks, upmarket shops etc Not sure how it’s even possible to find it grim

OP, what sort of area would you like? I’m genuinely baffled by you finding Kingston grim and wonder what you wouldn’t find grim and what sort of place you think you’d fit in.

[MessySurfaces]

Hmmm, no kingstonites coming back to defend it...

[whitemarble]

Telegraph Hill (Se4/Se14), catchment for Haberdasher Askes, one of the most over subscribed and popular state secondary schools in London (according to the evening standard), lovely park and Brockley down the hill for shops etc.

Waller Rd SE14
www.rightmove.co.uk/property-for-sale/property-50781975.html

[Yvest]

East Finchley. Primary schools are good and Archervacademy is a great state secondary

[TurquoiseDress]

And another one!

www.rightmove.co.uk/property-for-sale/property-50574204.html?premiumA=true

[TurquoiseDress]

or this one and then you'll have some cash left over!

www.rightmove.co.uk/property-for-sale/property-51576807.html

[TurquoiseDress]

How about Beckenham/Park Langley?
It's zone 5, Bromley borough

4 bedroom detached, the Langley schools are only a short walk away
www.rightmove.co.uk/property-for-sale/property-52812288.html

[Lillylollylandy]

It's a lovely area @Sengah . Stones throw from Greenwich Park which is beautiful.

[Sengah]

Partikly like that middle house Lillylolly, thanks

[Linguaphile]

We used to live in Teddington and loved it. Used to do our shopping in Kingston but wouldn't live there. Had lovely family days out walking along Twickenham riverside to Richmond along the Thames Path. The Strawberry Hill bit, particularly along the river, is quite civilised and you've got easy the access to the quick train from Twickenham.

[Lillylollylandy]

Plus south of river gives you access to the Kent grammars.

[Lillylollylandy]

Another Blackheath fan here. Hither Green is also a good bet, lots of outstanding schools, and green spaces.

www.rightmove.co.uk/property-for-sale/property-52535808.html

www.rightmove.co.uk/property-for-sale/property-63328573.html

www.rightmove.co.uk/property-for-sale/property-52245720.html

[Sengah]

Thesessonofthewitch we've gone back and forth on planning for secondary in a serious way only because it seems crazy that we might be in one place for more than the next 10 years. This move is costing about £95k in stamp duty though, so I'm not keen to repeat it in a jiffy. So the majority of places we've been looking at cater for both stages of school. It really narrows the field.

[Westnorwood]

Herne Hill or Brockley.