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?

Chingford! Stay the station side of the area. High street is lovely easy access to the forest, 15 minutes from Liverpool st or 2 stops on the train to the Victoria line. Easy access to M25/M11 and good schools.

Ruislip is lovely, decent high street and the lido, great market on the old barn site.
Pinner also nice but rather overrated imo.

Highams Park, north east London/Essex borders. As split half is E4 and half IG8. Very family friendly all local primary’s great and good secondary schools. Epping Forest on your doorstop and 20 mins on the train to Liverpool Street, or 5 mins to Walthamstow for the Victoria line. £750k will get you a nice 4 bed with garden and parking on the Woodford Green side.

Like this
www.rightmove.co.uk/properties/84846775#/

@hopingforonlychild Sutton town centre, I know there are some fancy areas with big houses etc but overall it's not fantastic IMO. I will say the schools are good though and it's handy being so close to central London.

@Lozza70

Highams Park, north east London/Essex borders. As split half is E4 and half IG8. Very family friendly all local primary’s great and good secondary schools. Epping Forest on your doorstop and 20 mins on the train to Liverpool Street, or 5 mins to Walthamstow for the Victoria line. £750k will get you a nice 4 bed with garden and parking on the Woodford Green side.

I used to go to a lovely pilates class in Woodford (at the bowling club). Always liked the feel of the area.

Hi! Long time lurker but never really posted before.

Just wanted to give another hi five for Sutton! We moved her five years ago from SE London and love it. As previously said low crime, great schools and very reasonable house prices.

Teddington is really lovely and the schools are great. It’s at the end of the train line but at least you get a seat! You could get a cute little 3 bed terrace for your budget. It’s a really lovely little community and very leafy, plus you have the river, Bushy park and great shopping in Kingston and Richmond right there. This little house is in the catchment of a great little school. www.rightmove.co.uk/properties/82887226#/

Barnet, North London or follow the the overground up out into Hertfordshire. Its stops at Potters Bar, Hatfield etc. Train into King's Cross in 15 minutes.

@Linguaphile I love that house! I don’t know very much about Teddington. Can I get by without driving? Is there much ethnic diversity at all?

@hgaj good point, we won’t need access to the Midlands at the moment but we should stick to South/West/SW just in case my husband needs to do so in the future.

@PandemicImpact Barnet council is resistant to CSA starts for children and I don’t want to have to fight that battle. I looked at St Albans, Harpenden and Hitchin but decided against it. SA too expensive, Hitchin lovely but not the easiest road to the Midlands, and Harpenden seemed too posh for my blood :)

@FrogFly yes definitely do not need a car! We never had one, there are loads of regular buses and the train goes straight into Waterloo. It’s not diverse like Camden, but there is still a nice mix of people and it is hugely family oriented. We used to live there and I miss it!

www.homesandproperty.co.uk/area-guides/richmond-upon-thames-borough/teddington/teddington-london-area-guide-homes-schools-transport-links-a120891.html#gallery

@Linguaphile, thanks for this. Are the secondary schools good too? Did you leave to move out of the city or another part of London? Actually never mind, I’m being so nosy!

I second the Borough of Bromley and Beckenham, West Wickham or Shortlands. It has good schools and a good shopping centre in Bromley and is in zones 4 and 5.

I believe Hertfordshire is generally supportive of CSA starts as long as you pick a local authority controlled school rather than an academy. With that in mind, I’d take a look at some more convenient areas of Herts. Depending on where in the Midlands you’re trying to get to, you could get something nice for that money in Bishops Stortford (M11/A14 for the Midlands).

If you’re set on London, I’d second looking at Highams Park or north Chingford.

@woodlandwalker, I think we’ll have to stick to NW/South/West/SW for the moment. I have heard v good things about Bromley, my aunt lives around there and keeps trying to persuade us to move close to her.

@MyCatShopsAtAldi (love the name!), we’d ruled out Herts after exploring Berkhamsted, Hemel Hempstead, St Albans, Hitchin and Harpenden. I haven’t visited Bishop Stortford, will add to my list thanks!

@FrogFly ha ha, no problem, we moved out of the country actually. We relocated for DH’s job. Yes, there are some outstanding secondary schools in the area, including Tiffin (across the river in Kingston) which is a very well regarded grammar and Waldegrave. There are a number of good private options as well as I recall.

@inkylines my friend was telling me that Ruislip and Ruislip Manor are nicer than Ruislip Gardens and West Ruislip, would you agree? Also do you know which parts of Ruislip will be affected by the HS2 route?

Sorry, I don’t know in detail, I live in the ‘overrated’ place nearby! I used to take my eldest to Ruislip Manor library when she was small, and like going to Ruislip a lot. Have been to a few playgroups etc there and it always seems really nice.

@PixelLily, my heart is in North London, but I can’t afford the areas I like (Camden, Highgate, Muswell Hill, Crouch end)! I remember Wood Green being a bit sketchy, which are the nice bits?

Just seen highams park mentioned, I have a good fiend that moved from central London to highams park and really loves it.

@inkylines haha no worries, thanks anyway. We’re looking in Pinner too but I thought Ruislip had a bit more bustle to it.

Friend!!! Not fiend