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Nice affordable town/village commutable to London

64 replies

Ricochet77 · 19/01/2020 20:05

Hi there,

I expect this has been asked a lot so apologies! We live in Essex with our 2 kids (7 and 3). We’re generally happy with the area and love living near Epping Forest, but the state secondary schools are not good where we are and the property is expensive.

We would like to move to a more affordable (but lovely) area - if that exists! I grew up in the countryside so would love greenery/woodland and somewhere with a rural feel. Somewhere safe and friendly with a nice high street and things to do locally for the kids.

My OH commutes into Liverpool Street and because of his long hours he would like his commute to be an hour door to door (or not much over).

We would like a nice area with excellent state secondary schools (and ideally with the option for grammar schools too).

Budget is £850k. The other option we possibly have is to buy for around £600/650k and spend the money we save on private school.

We are considering:

Hitchin
Harpenden
Billericay
Chelmsford
Watford

Any other options we may not have considered? Or any opinions on the places above? Any input very gratefully received, thank you!!

OP posts:
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Wigeon · 20/01/2020 09:22

Right - views on Watford in terms of your criteria!

More affordable: yes, it's more affordable than other parts of the Hertfordshire commuter belt like St Albans, Harpenden and Berkhamsted. It's less pretty than those places though (which explains why it's more affordable), but actually plenty of nice bits of Watford (think North Watford, Tudor estate, Cassiobury estate, Nascot Wood). You could also consider Rickmansworth?

The choice is basically to pay c.£100k premium on house prices and live somewhere pretty like Harpenden or St Albans, or save the £100k, live in decent Watford, but travel the short distance to St Albans/ Harpenden anyway if you want nice restaurants and expensive independent shops!

Nice high street: Watford has a great town centre, with the Intu shopping centre (a big John Lewis, Debenhams and all the usual chain shops like H&M, M&S etc), a brand new cinema right in town, lots of restaurants (mostly chains). But it's not pretty pretty, and there aren't loads of chic independent shops and cafes.

Things to do locally: Watford has two public swimming pools, two theatres (the Colosseum, Palace Theatre), a fantastic huge park (Cassiobury) with two nice cafes in the park and big splash park in summer for children, a bowling alley, various soft play places, other parks and playgrounds. Also masses of day trips v close (RAF Hendon museum for the airplanes, Natural History Museum in Tring, Stockwood Discovery Centre in Luton, the whole of London, etc etc etc).

Somewhere with a rural feel: nope. But you could live in Abbots Langley, Kings Langley or Bushey, all basically outskirts of Watford, which feel more rural. And from where we live, you can be in the countryside in 10 mins drive - there are some lovely bits of countryside. Look up Whippendell Woods, but lots more than that.

Commute an hour door-to-door to Liverpool Street: yes, that's definitely do-able from Watford Junction or Bushey.

Excellent state secondary schools: yes, definitely. You need the South West Herts Consortium, which is a group of semi-selective state schools, where you can get in on an academic, music or sports test. There's also the usual distance criteria, so it's possible to live close enough to get in on that. For the most competitive schools in that consortium (Parmiter's, then Watford Boys' Grammar and Watford Girls' Grammar, and St Clement Danes), you have to live very very close. But Queens, in the consortium, has a lower entry bar, and is perfectly good. Because the consortium schools tend to cream off the most academic kids, the other state schools in Watford tend to have much lower academic results.

Bear in mind that the Boys' and Girls' Grammar schools are not actually 100% grammar - they only allocate a certain percentage on the academic test (I think 30%) - the other places are the music test, distance, siblings etc.

Safe and friendly: so @JoJoSM2 suggests Watford isn't that safe. The comparison website says Watford's overall crime rate is lower than Oxford, Reading, Northampton or Southampton, and higher than Milton Keynes, Hillingdon and Cheltenham. Personally I feel perfectly safe, and I don't know people who have experienced lots of crime here. According to that comparison site, the burglary rate is actually a lot lower than comparable areas, and vehicle crime is slightly below average compared to comparable areas.

Friendly - my DC have made very firm friends; most families live very close to the primary school my younger one goes to. My older one is at secondary (happy to discuss over PM which school and what we think of it!), and has some lovely friends through that too.

Hope that helps and happy to answer any more specific Qs!

Wigeon · 20/01/2020 09:23

(No idea why my post seems to have had a bold fail - the *s seem to be in the right places!)

Milbo · 20/01/2020 09:26

Cheam Village and the areas around including Ewell and Epsom are lovely. In NW London how about Northwood or Moor Park? It depends on your budget really, those areas are naice but the prices reflect that.

Gemma2019 · 20/01/2020 09:31

Highams Park? Village feel, excellent schools including nearby grammars and only 18 mins direct to Liverpool Street. You’d get a great house for £850k.

Milosinthebox · 20/01/2020 09:47

Welwyn village! Beautiful countryside village, 20 min train to King's Cross at rush hour and you can take the train from St Pancras to Blackfriars + 15 mins walks for city/northern line to bank.

familydramalama · 20/01/2020 09:56

Chelmsford (such as Hatfield Pevril) is one of the most beautiful, noice and expensive areas. The schooling is beyond amazing: Chelmsford High for Girls, KEGS for boys, or the Colchester Grammars. All in the top for schooling in the country and beat private schools easily.

familydramalama · 20/01/2020 09:58

@pisspants Leigh on sea goes to Fenchurch Street - different line. A better, faster, more comfortable line (rated top in UK) but doesn't go to Liverpool St

JoJoSM2 · 20/01/2020 10:26

Yes, Ewell or Epsom could be good budget friendly options. Ewell is in Surrey but zone 6. Epsom is outside travel zones but has 3 train lines so plenty of commuting options. The massive draw of the area are Glyn and Rosebery, which are no -faith, completely non-selective schools but academically they’re as good as they get.

Skinnychip · 20/01/2020 10:40

Hitchin, Harpenden, st albans and berkhamstead have good schools but are pretty expensive, although i think you would get a family home for 850k, not necessarily detached. Watford is more affordable and has tube links as well as mainline. It's much better for shopping etc as well. The st albans train line is fast, but is one of the most expensive in Europe, apparently (price per mile travelled)

BlouseAndSkirt · 20/01/2020 14:35

Watford is accessible on your Oyster cards and has very frequent and fast trains.

PragmaticWench · 21/01/2020 06:31

Chelmsford and Colchester grammars are super-selectives, so much harder to get into than grammars in Kent.

BubblesBuddy · 21/01/2020 07:48

There are greener areas around Watford that might interest you. Eg Chorleywood, Rickmansworth, Berkhamsted etc. Watford does have good areas but it is a large town. The villages around Hemel Hempstead are worth a look too.

Ricochet77 · 21/01/2020 08:30

Thank you all so much for taking the time to give me your fab suggestions! Lots to think about there which is great (and plenty we hadn’t considered or known about before) Smile

OP posts:
VideographybyLouBloom · 21/01/2020 08:33

Bishops Stortford, Elsenham, Stanstead. So many trains to Liverpool St and really good secondary schools, including two selective schools.

EstebanTheMagnificent · 21/01/2020 14:10

Brentwood? Shenfield?

Cobblersandhogwash · 21/01/2020 14:12

Tring.

Berkhamsted.

Abbots Langley.

Watford is horrible.

Wigeon · 21/01/2020 20:35

A few pictures of Watford for @Cobblersandhogwash... This one is of the recently refurbished paddling pools/ splash park in Cassiobury Park.

Nice affordable town/village commutable to London
Wigeon · 21/01/2020 20:36

Here's one of the two cafes in the park (Cha cafe)

Nice affordable town/village commutable to London
Wigeon · 21/01/2020 20:37

New extension to the shopping centre - of course not pretty and historic like St Albans, Berkhamsted etc, but a very good modern shopping centre.

Nice affordable town/village commutable to London
Cobblersandhogwash · 21/01/2020 20:39

Oh yes splash park is nice.

The majority of Watford is a dump. Sorry but it is. Such a depressing place. It's up there with Swindon.

Wigeon · 21/01/2020 20:39

Purpose built Watford School of Music building (my children use this twice a week).

Nice affordable town/village commutable to London
Wigeon · 21/01/2020 20:42

Stunning bluebells which cover large swathes of Whippendell Woods (adjacent to Cassiobury Park) every Spring.

Nice affordable town/village commutable to London
elastamum · 21/01/2020 20:43

Ampthill. If you like Harpenden, Ampthill has good schools, great open spaces, a waitrose, is much more affordable and you get a seat on the train. It's just north of Luton on the same line.

Wigeon · 21/01/2020 20:50

Watford Grammar School for Girls.

I will grant you that there are plenty of roads which are just nail bars/ estate agents/ crappy pubs. The town centre is practical not pretty (big chain shops, few independents). I've heard the town centre on a Saturday night, when the nightclubs are in full swing, is not particularly nice (I'm way too old to have experienced it myself and it's pretty easy to avoid the nightclubs!). If you've only been to the centre on a rainy day or you hate John Lewis or you have seen the nightclubs, then you might think it's a dump. But it's a great choice for somewhere to live with a young and growing family; there is masses to do, there are plenty of naice people who live here, and it's a stones throw from some very lovely countryside, and a short drive to your St Albanses for your gourmet coffee / expensive clothes shops fix etc Grin!

There are loads of decent and attractive houses/ areas where you get far far more for your money than St Albans/ Tring/ Harpenden - some lovely big period houses (1920s / 1930s) on the Cassiobury estate; decent-sized 1930s houses on the Tudor estate; lots of Victorian terraces, some still with lots of original features in North Watford; pretty and characterful houses in Nascot Wood.

Nice affordable town/village commutable to London
Gazelda · 21/01/2020 20:52

Loving your work Wigeon!

I'm Watford born, and now live in one of the outskirt villages.

For us, it has everything we need. Open space, good schools, great community, good employment, good shopping, lots of entertainment venues, history, easy access to London for work and social, easy travel links to elsewhere in the country as well as airports.

I must admit that the traffic is shite, and the consortium secondary schools make secondary applications a nightmare, and house prices are alarming. But I imagine most places have similar issues.

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