Nice areas on the outskirts of London?

[FrogFly]

We moved from London (Camden) to the Midlands a few years ago to be close to my husband’s work. It was quite the change of pace and we really missed our London life (friends, restaurants, theatre, bustle). Fast forward to 2020 and our circumstances have changed in that we can work from home and aren’t tied to our current city anymore. So we want to move back!

We have a 5yo son so we don’t want to move right into the city (plus we’d only be able to afford a shoebox in zones 1-3) but are looking for something on the outskirts of London but with good transport links into London. We’re on the hunt for a house with a garden and off-street parking, with proximity to good schools. I’m not fussed about ‘Outstanding’ rated schools, but more keen on schools with a focus on inclusiveness and pastoral care. Our budget is approx £750K. Is my wish list reasonable, or am I asking for the moon on a stick? I'd be grateful for your suggestions. A friend suggested Ruislip, what’s it like?

You could try areas like East Molesley, Thames Ditton, Walton on Thames, Surbiton, Teddington, Hampton...All have good transport links to London

I don’t know what Ruislip is like. But I can recommend my area, ie Sutton (south side is the very leafy one) and Cheam Village (1 mile to the west so you can live in between too). The state schools are v academic as it’s a combination of grammars and successful non-selectives but they’re also lovely schools to be in with good behaviour etc and friendly. Lots of lovely primaries so it’s actually quite easy to get an in-year primary place as a desirable school.

Sutton station is in zone 5 with direct trains to Victoria, London Bridge and St Pancras. A short bus a ride to the tube if need be and only 15 mins to the M25. About 20mins by car to the Surrey Hills and 1h to the coast.

Sutton has got a large, practical town centre and Cheam Village will suit if you prefer a villagey vibe. Lots of parks, sports clubs, a sports village and plenty of other activities locally. Leafy ambiance, not much traffic, plenty of parks + accessible countryside within walking distance if you live in S Sutton or S Cheam.

Ealing has loads of outstanding schools, you’d get a 2/3 bed with garden for £750. Ruislip is ok but quite far out-you’d have to be choosy with which part.

Thanks, @mrsshopaholic88!

@JoJoSM2, ohh I never considered Sutton. I lived there v v briefly (about a couple of months) back in 2002 and it wasn’t anywhere as lovely as you describe but that was 18 years ago - wow I feel old - so things have clearly changed! I don’t drive, would that be a problem in Sutton and/or Cheam?

Haydon's Road area in Wimbledon? Or is that too far in for you.

Havelock Road, Wimbledon
www.rightmove.co.uk/property-for-sale/property-74542902.html

@superram, thank you. I didn’t look at Ealing because I assumed houses would be closer to the 1M mark. It’s fairly large, which areas would you suggest I look at, please?

@onyourway, I’m not v keen on Wimbledon because it falls under Merton council, and they are unsupportive of CSA (compulsory school age) starts for children, so they might apply pressure for my son to start directly at year 1 to be with his chronological age group. He is 5 and at Reception. Barnet are equally unsupportive.

Southfields (Wandsworth council)

www.rightmove.co.uk/properties/85570225#/

@FrogFly

Not sure what Sutton was like in 2002 as I’ve only been here for 5 years. It’s a really really solid family area with v low crime rates, v low depravation rates and the highest GCSE pass rates in England + loads of family amenities and no need for a car if you’re near the town centre. The high street still isn’t particularly fancy (can’t imagine it has ever been or will be) but there’s a selection of cafes and restaurants, a cinema with sofas, a huge library and a bunch of useful shops like supermarkets, Waterstones, huge Boots, B&Q, gyms etc. The sports village is a bit out of the town centre but lots of buses go that way. Tennis and cricket clubs etc.

Cheam Village is the sort of place with a Waitrose and independent shops, gorgeous park and you’ve got things such as a David Lloyd (brill with kids), Nuffield Health, rugby, cricket and tennis clubs etc.

I’ve also worked in all the non-selective secondaries and some of the grammars in the area so can vouch for good behaviour and a nice environment for kids.

@JoJoSM2 actually been meaning to ask you this for ages. Whats the deal with Sutton? I have never been, so i know nothing of the area, but if its as lovely as you described it and i have looked up the schools (and they do look decent, esp the grammars), why are the prices so comparatively low for london standards and actually cheaper than a lot of naice HC towns?

You would think that instead of moving outside London for a house with garden and good schools, people would just move to Sutton instead if there wasn't a 'catch' .

I found this thread from 2019, but it seems too opinionated to be accurate! www.mumsnet.com/Talk/am_i_being_unreasonable/3608943-To-wonder-why-Croydon-Sutton-get-so-much-negativity?pg=3

Chislehurst!

Yes, most places near Ealing Broadway will be closer to £1m. Going further out in Ealing will get you a 3 bed for £750k eg in Hanwell which has decent schools. However, the requirement for off street parking will narrow down your options.

What access will you need to the Midlands? That might help focus your options. Being on the wrong side of London could add an hour to a car journey.

I'd avoid Sutton, I lived there for 20 years. I drove back recently to see a friend and was shocked by the state of some parts now. It was never magical, I got mugged twice on the high street as a teenager, but I definitely don't see it improving.

Have a look at the borough of Bromley! Places like West Wickham, Shortlands or Beckenham. Plenty of houses in your price bracket and decent schools. Good connections into London and not far from the countryside. And you have Bromley town centre for shopping, cinema etc

@ShelbyCherryBlossom when you refer to sutton, do you mean sutton the borough or sutton town centre?

I have never been to sutton but within my borough of barnet, you have burnt oak and colindale but you also have hampstead garden suburb.

@hopingforonlychild

Horses for courses. Some people prefer staying in London, others like a cute town in the commuter belt. Why do you live where you do while other people wouldn’t live there?

I do wonder if Sutton used to be dodgy as per @ShelbyCherryBlossom ‘s post.

It’s super safe now and crime rates are below the national average.

www.met.police.uk/sd/stats-and-data/met/crime-data-dashboard/

If you were in Camden before, I would consider staying North of the river; some nicer parts of Wood Green near Alexandra Palace, Walthamstow, Enfield and Winchmore Hill way both nice and a bit further out/greener, and if you want off street parking

@JoJoSM2 my area in N2 is really expensive. Its £1 million for a house and its not uber posh like highgate and hampstead. Its not as happening as Camden so party people would be bored but you are 20 mins from camden and there is night tube. You can walk to highgate from my area but its not the same really. At the same time, if you do live in highgate/hampstead, you really do have to commit to private schooling while living in east finchley gives you the option of both. Thats the main disadvantage of my area, its really expensive and you also have the pleasure of dealing with borough of barnet.

Didn't want to derail the thread but most areas have advantages and disadvantages, so i wanted to know if there were any cons to Sutton. Cos you always make it seem practically perfect- low crime, good schools, affordable for london, leafy, relatively manageable commute, lots of amenities...its like everyone's wishlist!

not sure that sutton was ever bad just really really dull, fairly right wing and super middle of the road back.no idea about now.its also not super convenient for canary wharf where much of the money is now made

Uxbridge/Hillingdon is a nice place, plenty of green space, decent schools and for £750k you could get what you are looking for. I really like it.

Ruislip is nice but the weekend traffic is not good by the way.

How about East? Buckhurst Hill?

@hopingforonlychild I live in an expensive part of Sutton where houses are well over 1M (and there’s a great choice of indies here too). There are cheaper parts as well as Sutton Sutton (not the borough) covers several sq miles of London. Different areas have different price points and some are really smart and some not so much but I haven’t found anywhere that’s actually dodgy.

If you look out east, Epping is nice, and although its on the tube and London buses it actually comes under Essex. Essex County Council are fine with deferring school entry to CSA (but you would need to check with the individual primary schools.) Loughton is also lovely and falls under Essex.