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?

Thanks, @Waspie! Haha your description of a Pinner resident sounds like someone who’s quick to say “I’d like to speak to the manager”. The estate agent told us that the locals staunched opposed the opening of a Nando’s branch on the high street. She kind of said it like a humble brag, it was amusing.

Acton will have to wait for another week. I work on Sundays, so these trips to Herts/London are taking it out of me.

@Ninetofive123, that’s true but my husband rarely asks for anything for himself so I don’t want to quash his plans. I didn’t consider renting a garage, wouldn’t that be really expensive? I’ll get googling.

Palmers green/Winchmorehill/grange park/Enfield town - all on train line which stops at Finsbury Park/Highbury and Islington - or Southgate/Oakwood/Cockfosters - some great schools, you just have to be mindful of catchments when looking.

Not read the full thread big many people move from crouch end/muswell hill to these areas as more affordable but still lots of cafes and fab community spirit

Sorry just saw your checking out these areas - if you need any tips then happy to give them...I love it here, great mix of countryside 10/15 mins away but also kinda London and also kinda not!

Councils rent garages out on their estates/land to people who aren't tenants or residents. Tenants and leaseholders get priority but anything not taken up is available for rental to anyone.
And relatively few council tenants have cars so there is not huge demand for them.
It is £20 a week rent for non-tenants in Hackney for example. All five garages in my little estate block are rented by non-tenant/residents.

It would massively increase your property options so could be worth considering

We checked out Southgate/Arnos Grove and Winchmore Hill today. WH was very pretty but quieter than I expected. Southgate was a better fit for us, I think. Also for reasons too convoluted to explain we viewed a house in Plaistow. I loved it, my husband hated it. He thinks it’s too gritty and unsafe. What are the chances it’ll be gentrified in the coming years? Rhetorical question really, I know there’s no definite answer. I’d forgotten how much I love East London, and visiting it put me in a good mood. Is it that unsafe really?

I live in Southgate and I regularly cycle with the kids between Winchmorehill/Southgate/palmers green and Cockfosters which all have great high streets for cafes and some good restaurants- did you see the green lanes Winchmorehill high street or just the triangle? The triangle has better pubs but the high street part better restaurants.

Ooh thank you, @annieannietomjoe. Which is the bit near WH station, is that the triangle?

@FrogFly I don't think it would be gentrified but thats my personal opinion. There might have been a hope pre covid but even if Covid doesn't result in mass WFH, there would still be flexible working which means that most professionals would be able to live further out, zone 3 and outwards. Also what do you mean by gentrification?If its gentrified in the way Hackney has become, then maybe cos house pricees going up often has nothing to do with how nice the areas is, but based on transport links and demographics. But it wouldn't make any difference to the quality of life. I assume you mean gentrification a la Crouch End style, it used to be cheaper in the 1980s but is now considered quite upmarket. The second form of gentrification, which is more valuable and useful, only occurs if it is near to expensive areas so it absorbs the outflow of richer residents and the cheaper rents can also mean indie businesses, interesting shops and restaurants can flourish.

Also my DH said this- areas that continually get redeveloped stay shit. Its to do with supply and demand.I would put newham in that category,

Afraid I know nothing about Plaistow but know Southgate very well if you have any further questions. There are quite a few different parts in and around Southgate and obviously different catchments for schools.

Bromley? Or Hither Green/Greenwich?

@Doordine

Bromley? Or Hither Green/Greenwich?

I live near Bromley. Chislehurst is particularly nice and here are good schools in the Bromley area.

@FrogFly

Ooh thank you, *@annieannietomjoe*. Which is the bit near WH station, is that the triangle?

That's the triangle. Very very pretty with 3 good pubs and a few shops...the main street is actually on green lanes - basically green lanes has about 4/5 high streets along it from where it starts in mansion house. The one before is Palmers Green. You can walk between them in about 15/20 mins depending which ends you're at.

@MojoMoon, I only just saw your comment, not sure how I missed it. I didn’t know this was a thing, v useful thank you.

@annieannietomjoe, ahhh I’ve just been looking at google maps and see what you mean. That triangle bit is ridiculously pretty but I wasn’t sure how useful it would be for regular provisions etc. I don’t drive, would that be a problem in WH/Grange Park/Gordon Hill/Enfield Town?

@hopingforonlychild thank you, you basically confirmed what I suspected. I worked in Hackney for a few years and there was a sense that Newham was its poor relative (no offence intended, I like Newham), but I guess I assumed that as Hackney prospered it would trickle down to surrounding areas, a rising tide lifts all boats etc.

@Doordine, not Hither Green. My sister lived there and it wasn’t the nicest place. I know they’ve poured money into it over the last few years but I don’t know that I’d feel comfortable there. I’ll need to look into Greenwich, I don’t know much about it.

@jessstan1, Bromley is hit and miss with CSA starts. There are mostly Academies in Bromley, is that right? Is Chislehurst doable without a car?

The bus services aren't bad and the train services is direct to H&I/Finsbury Park/City - I would say Enfield Town is better than Grange Park/Gordonhill from a transport perspective as it has two train stations/lines, the other one goes to Liverpool Street I think and it's a little town so has a proper high street. If you cycle it's a great way to get round between everywhere. There are some great schools in Enfield - Lavender for example. We use to be on the train line and it was fine - we are now between tube and train line and usually opt for tube as it's takes less planning. But to get the bus between the various local areas is super easy or hop on tube/train for a stop or two. Grange park doesn't have a high street - a row of shops only. Gordon hill is near Lavender Road which has lots of shops but an easy walk to Enfield town from there.

@FrogFly we are about to put our 3-bed house in Ealing on the market, if you are interested 😀 it was our family house and then we had to move but didn’t want to sell as it ticked so many boxes for us and I was hoping to move back in at some point. Unfortunately, now for personal reasons I need to sell it 😢

It’s a nice 3 bedroom end of terrace, with large eat in kitchen and integral garage (most neighbours have already converted the garages into another bedroom or lounge). The garden is small but there is off street parking and it is in catchment for North Ealing primary, which is one of the best in Ealing. It’s 10 min walk to West Ealing station (which will hopefully get Crossrail soon!) and 18mins walk /5 mins by bus (whicH stops opposite) to Ealing Broadway.

I don’t have a link sir sale yet as I am only seeing the real estate agent on Wednesday, but below is the old link for rent, which should give you some idea 😀

www.rightmove.co.uk/properties/64722902#/

Please PM me if you are interested 😀

I’d also recommend leyton /leytonstone. Great area, with many good/great primary schools (both “outstanding” and those who aim to be creative and nurturing). Secondaries, I assume, are fine as have friends with secondary aged children who are all happy. Right next to Epping Forest. Close to olympic park and Victoria park. Have been happy here during lockdowns.

@karmi2010, sorry for the delayed response. We’ve decided to focus on the North for now, but thank you. I’m sure your house will be snapped up in a jiffy!

@citysnow, I have been virtually exploring Waltham Forest. If Enfield doesn’t work out, that’s where I’ll look next!

Is anyone here familiar with Enfield? Is this a decent area? www.rightmove.co.uk/properties/86858173?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard

Totally off topic, sorry FrogFly, but the cupboards over the bed in that house in Enfield - picture No.14- I couldn't sleep under them. I hate that sort of fitted bedroom furniture.
The outside of the house looks nice.

I'm of no help . I live in Dublin,Ireland but love London.

Sounds strange but have a look at Borehamwood. It’s massively on the up. Still areas of depravation bit also some lovely roads. Great primary schools. 2 secondary schools but unless you’re religious most people go out of area for secondary and it’s in the catchment for SW herts schools. Local high street is great for general day to day shopping. Good library, nice walks, M&S, Aldi, Lidl, boots all the usuals plus a few nice local restaurants and coffee shops. Also only 20 mins to kings cross on the train.

Might be worth speaking to Barnet again too because you could do far worse than parts of mill hill / Barnet / finchley

Id agree with a previous poster who suggested Ealing. There's a great high school (Elthorne) with excellent pastoral care and you could get a 2-3 bed house in the W7 bit (Hanwell.) Elthorne catchment quite small but this house is in it

Elthorne Avenue, Hanwell
www.rightmove.co.uk/property-for-sale/property-72626607.html

Again would suggest Highams Park or Chingford. In Waltham Forest and the house styles, lots of 1930’s builds, mean more likely to have parking. On a frequent train into Liverpool Street with a stop at Walthamstow to pick up Victoria line.

Surrounded by Epping Forest, lots of parks, a lake in Highams Park and great community feel. Outstanding primaries and secondaries.

@Lozza70 - which secondaries would you recommend in Highams Park or Chingford - I've had a look but none seemed to be all that great results wise. Love the area though

Don’t have personal experience of all but hear good things about Fredrick Bremer, Highams Park, Chingford Foundation and Heathcote. Also Woodbridge which is Redbridge but depending on where you live in Highams Park/Chingford can be in distance/catchment.

@FrogFly - I try to stay off these threads usually because I don't want to be one of those people recommending their own area ad nauseum but when I read your posts I get the sense you actually want to be in London rather than a commuter town and I reallly think you should consider South Tottenham. It would give you a house with a garden and on-street parking but you'd be in London proper - zone 3 on one of the fastest tube lines into central. Walkable to lots of proper big parks/areas of green space - Downhills Park, Lordship Rec, Bruce Castle Park, the Marshes and Wetlands and the canal. It's not a posh area but there's some pretty rapid social change going on and there are plenty of bougie independents with more opening constantly in the 18 months we've been here (including a couple during lockdown). I'm now walking distance to several coffee places which sell locally made cheeses and coffee beans and fresh sourdough off little shelves made out of crates, if you need a bit of that vibe :D There are lots of pretty streets of Victorian houses. I'd choose it over the Wood Green/Turnpike Lane areas you were mentioning - bit nicer IMO and the Victoria line is much faster than the Picadilly.

These 3 all sold recently and 2 are in your budget and 1 nearly is. There are project houses much cheaper too:
www.rightmove.co.uk/properties/87079330#/
www.rightmove.co.uk/properties/86376163#/
www.rightmove.co.uk/properties/73504569#/