Time to move out of London

[northlondon1]

I posted not long ago about selling up our London flat, and got some very helpful replies. I mentioned we were considering Cambridge for our next - and hopefully last - move.

Context: we have two young children (not yet primary age), and we are looking for somewhere with great state primary and secondary schools. My husband will need good access to Angel/Old Street (so train to Kings X or Euston?). I will likely need access to the City, but not sure. We will both likely try to work from home 2-3 days a week. Would like the commute to be within 1.5 hours ideally. Budget £1.1m to £1.2m. Finally, ideally somewhere that grandparents can afford a small house within 30 min drive on £400k.

Where should we think about? The pool of possible towns in the Home Counties and beyond seems too vast to whittle down. So far we have considered Cambridge as we have friends there, and Berkhamsted.

Please help us!

A few of my pics, but not a massive amount on the market

Christchurch Road, Tring
www.rightmove.co.uk/property/87158836

Station Road, Tring
www.rightmove.co.uk/property/103886159

Craddocks Drive, Leighton Buzzard, Beds, LU7
www.rightmove.co.uk/property/78954513

Monks Risborough
www.rightmove.co.uk/property/101686142

Luxborough Grove, Milton Keynes, MK4
www.rightmove.co.uk/property/85198991

Luxborough Grove, Milton Keynes, MK4
www.rightmove.co.uk/property/85198991

Holy Thorn Lane, Shenley Church End, Milton Keynes, Buckinghamshire, MK5
www.rightmove.co.uk/property/73890393

Thanks so much heron for looking

Bishops stortford is 22min to Tottenham then about 15 min to angel on the tube. You could get a house in your budget there within walking distance to the station I’m sure.

@northlondon1

Hi musical, thanks for that. Cambridge is expensive, but compared to north London it's cheaper 😅 feels like you can get a nice 5-bed for £1.1-1.2m, which is fine by us. I like that it'll likely have a more international vibe than some of these other commuter towns, given all the academics, and have more going on in terms of culture. I don't think I know enough around the state schools. We're looking at south Cambridge, within 10-15 min walk to Cambridge station. What are the primaries and secondaries like there, do you know?

There is a new station in north Cambridge. Very up and coming.

I don't know much about the primaries but the secondaries are all pretty good. Cambridge has a 11-16 system with 3 colleges for post 16. Hills road is very academic, CRC is vocational abs long road a big in between.

In normal times there is loads going on in the city. It can be a bit 'town and gown' but you mostly learn to ignore the students (unless they are about to run you down on their bikes)

The university itself is a huge employer (at one point my entire family was employed by it) and there are loads of opportunities for local work if you want.

Another vote for Hitchin here. On the same Trainline as Cambridge-London but half the distance. Primaries and secondaries are outstanding. Lovely market town bursting with independent shops, cafes etc. Very regular trains to kings X.

This is currently on the market in a lovely part of Hitchin- catchment for a lovely and very over subscribed primary, as well as the boys and girls secondaries (both outstanding).

www.rightmove.co.uk/properties/103888751#/

Kettering? Market Harborough? Small towns nearby? All on the HS route

Hitchin has good schools and parents could buy in Letchworth?

@leggingsandwellies

This is currently on the market in a lovely part of Hitchin- catchment for a lovely and very over subscribed primary, as well as the boys and girls secondaries (both outstanding).

www.rightmove.co.uk/properties/103888751#/

That's quite far from the station though. This one is a 10 minute walk: https://www.rightmove.co.uk/properties/77803380?utmcampaign=property-details&utmmcontent=buying&utmmedium=sharing&utmmsource=copytoclipboard

https://www.rightmove.co.uk/properties/77803380?utmcampaign=property-details&utmmcontent=buying&utmmedium=sharing&utmmsource=copytoclipboard

Towns like Tring, Kettering, Hutchin and even Milton Keynes might tick the boxes for some things, but they cannot offer what Cambridge can in other respects. I think Hitchin is a lovely market town but there is no way it can compete with Cambridge in terms of opportunities for theatre, art, museums, lectures etc. That wouldn't bother some people but the OP sounds as though she would get a lot out of the cultural side of Cambridge.

I love Saffron Walden but the train goes into Liverpool St so that won't suit.

@northlondon1 we're north Cambridge in Chesterton which is lovely. Not as quick to the station but I would really recommend it. Houses are a bit few and far between but you walk over the river to Jesus green / midsummer common. How old are you dc? The schools seem good! Feel free to pm me, more than happy to help as it’s a big move.

Subparban I would love your thoughts please. I've tried to PM you on my phone app but couldn't - would you mind PMing me please first? Thanks so much.

Don't discount the Liverpool Street line if you're heading to the City / Old Street (more likely to get a rush hour seat coming out of Cambridge in the morning too!). Whittlesford is a lovely village with regular trains to Cambridge and London, and Saffron Walden's a really nice town with Audley End station right on the Liverpool Street line. Although saying that I'd still go for Cambridge - Newnham would be my choice!

I can thoroughly recommend Berkhamsted, having moved here 7 years ago from London. Train station in the centre of town with 30 minute commute to Euston and a thriving high street with restaurants, coffee shops and independent shops. Beautiful countryside on your doorstep including Ashridge National Trust estate. All primary schools in the town are great and I understand that the secondary school also has a good reputation. Such a perfect place to live with young children 😊 Have I sold it yet?!