Where to live in SW london

[NissanMicra]

We currently live in a slightly too fancy bit of north london with shops we can’t afford and sahms with full-time nannies, multiple exotic holidays etc. (No judgement! Just hard to relate to on a daily basis!)

We’re thinking of moving somewhere with people more like us - combined income about 40k so there are not many left in london. 3 small children, 2 of whom in early primary (state). DH can work wherever and I’ll do a small amount of freelance from home once all children in school.

Grandparents are SW so probably a good long-term move but don’t know anything about it.

So far we’ve come up with Tooting & Herne hill, mainly because we like parks and lidos. Would like a leisure centre nearby. Love cycling as well but the cycle routes are still terrible everywhere. We have 1.5m to spend due to selling other properties.

Suggestions as to areas please? And things to look out for?

Have a look at Merton (Morden) - schools are good or outstanding, travel zone 5 or 6, but lots of parks and amenities, as well as us 'normal' people! Your budget would put you at the top of the range, so you would have your choice.

@JoJoSM2 There is an Asda, a Tesco and a Sainsburys in the Twickenham area - to suggest that the OP should only shop at Lidl or Waitrose is a bit daft. The coffee shops in Twickenham don't charge a premium over those in Earlsfield or Epsom.

To the PP, Morden is in zone 4, I assume you'd be suggesting Merton Park rather than Morden itself, Morden centre is a bit run-down and you'd need to go into Raynes Park or Wimbledon for a bit more of a buzz

Svalberg, I'm not suggesting where the OP should do her shopping. I also know that Kingston town centre has the nice bit and the cheap bit. I just feel that those areas are still quite polarised in terms of family incomes. Obvs not nearly as bad as being Between The Commons or in Barnes but I really don't perceive that bit of SW London as having a high percentage of middle income families. Certainly not even close to many other outer London areas.

Actually, the areas in the boroughs of Richmond and Kingston that might have a good proportion of the families the OP is after, I'd expect to be found in Hampton, New Malden and Worcester Park. I think someone mentioned there's a lido in Hampton, too?

We Live in Tooting Bec (Mantilla Road ) and absolutely love it. Great schools and nurseries. The common is brilliant and have the Lido there also. It is has gentrified a lot but still has that multicuture heritage which we love. Couldnt recommend it highly enough and it doenst have that snobby air.
I actually sent you a private message also

I'm not sure why someone upthread said to avoid Surbiton. It's by the river. You've got Hampton Court and Bushy Park nearby, Richmond Park not much further. Close to the amenities of Kingston (a pleasant walk along the river), plenty of shops, pubs, restaurants. Easy to get out to "proper" Surrey.

And there seems to be a plethora of girls schools in the vicinity (I'm not sure which are private though).

It's far from posh, but it's not as grotty as Kingston. And has a fast train line to London.

Because Surbiton is full of Bankers due to the good train link and amenities? And that is what the OP is trying to avoid. Outer Surbiton areas have more normal folk, but A3 traffic noise can be a nuisance.

I can't say I've noticed a lot of bankers. I used to live in an area where there were a lot of them. I'm sure there are a few, but there's really not a banker vibe to the area!

How about Kingston? The houses are mainly Victorian villas and not huge, but it's full of normal people on average incomes. You have fantastic parks, the river, pubs, leisure centre, cinema, shops, lovely market, good schools at all levels. You could get something like this just moments from Richmond Park

With 3 kids and your combined income your absolute priority, if you’re planning on staying long term should be secondary school. Most places in SW London have decent primaries but good state secondaries are scarce in inner SW (Clapham, Wimbledon, Earlsfield, Balham etc). Graveney gets excellent results but very hard to get into unless you’re on the doorstep and actually not everyone’s cup of tea anyway. Most people in the above areas tend to go private, also anyone I know in Richmond has also gone private. I’ve heard that Sutton and surrounding areas are meant to have good schools but depends on the sex of your kids. I would also consider Wallington and Carshalton, and the nice bits around Croydon but you basically need to visit the secondary schools and be as sure as you can be that you’ll get in.

I would also echo those who say that many inner SW London areas will be exactly the same as your description, so again spend as much time as you can in an area before you buy. Also have you considered a cheaper family home slightly further out (likely to be people more like your description/ on your income) and getting an investment property, just in case you do need a larger income in the future (university tuition fees anyone?!)

I would also recommend Furzedown - the area between Graveney and Tooting Common is particularly nice, but be aware that it won't all be in the Graveney catchment area. The roads next to Tooting Common are too far, as the catchment area (for kids not getting in on the Wandsworth Test), is tiny.

Good/outstanding primary schools, and a very good family vibe, with lots of stuff (festivals, fairs and arts events) organised by various local groups.

If I had your budget, I'd probably get somewhere like this
www.rightmove.co.uk/property-for-sale/property-67802422.html
and use the rest to get it the way I want it.

Wimbledon Park and Southfields are lovely areas and great for kids. SW19

Wimbledon park primary school is lovely

Round Tooting if you like the look of Graveney (part selective, otherwise distance, so move close to it)

Or Kingston and maybe New Malden for the Tiffin and Coombe grammar schools - assuming you are up for the stresses of the 11+

Just found this place too, on the same road as Graveney and Furzedown Primary so your children would definitely get in. The garden's quite small though, not sure how you'd feel about that.

www.rightmove.co.uk/property-for-sale/property-84224990.html

Or Kingston and maybe New Malden for the Tiffin and Coombe grammar schools - assuming you are up for the stresses of the 11+

The Tiffins are grammars and Combe Girls and Boys are very good comps. New Malden still has loads of people on middle incomes although in the recent years house prices have gone mad. Other areas of London with very comparable feel, housing stock and schooling are considerably cheaper (no premium for proximity to some very expensive areas).