London zone 3 and beyond living

[BacktoBrisbane]

Hi, I am looking for real world opinions of living in outer zones of London for young families. My DH and DC1 are looking to move from our cramped central flat to a 3-4 bed which is spacious. We would need access to decent nature / parks / woods or green spaces, plus excellent transport into the City, and West End.

We have previously rented in or looked around Kentish Town, Blackheath, Chiswick and so on. All of these would be right up our street, but we can't get room to swing a cat in those areas for our budget! (750-850).

We are both very tall and appreciate large proportions in properties!

So we are reluctantly looking to further out zones but we really don't enjoy the suburban vibe, so want it to still feel like London! We've never lived outside of central so don't want to feel too far out of that makes sense. Does anyone live in a place like this or have you made this move? Where can 750-850 get you a spacious 3 or 4 bed?

Except for Lidl 😊

Hi @BacktoBrisbane, I was the same as you, didn't want to move further out but at the end we had too as our budget was not enough for the area where we were living. We have moved to Surbiton, it is on the fast train line to Waterloo and it doesn't feel very suburban to me. It is but because of having Kingston next to it with the shops, it makes it better.
You can get a house in the Surbiton area for our budget.

Have you looked at Blackheath Standard, the area just east of Greenwich Park, also Maze Hill? This is also a great area but cheaper than around the village so I think your budget would be ok.

I know what you mean about this kind of invisible line between London and suburban London. Blackheath still feels London to me but if I walk much further east into Kidbrooke or Eltham it feels suburban.

Another place that isn't Chislehurst, Bromley or Beckenham (and property is cheaper), but isn't that far away from there, is Sidcup. I know people laugh at Sidcup with its tree lined avenues etc but parts of it, especially parts not far from the high street, are really nice. The high street has every shop you could want and restaurants and there are plenty of green spaces - down the hill is Footscray Meadows which is marvellous but there are others including green chain walks. Good transport links and schools too.

My son lives just off Sidcup High Street and really likes it (he can roll out of bed into a large Little Waitrose which is handy; Morrisons and Iceland are only five minutes away).

(Areas of Sidcup to avoid are Blackfen and roads off Sidcup Hill.)

I am told there is quite a villagey/community feel to the place.

To be honest it doesn't sound like you really want to leave central. We're bringing up our DD in zone 1 and we wouldn't consider moving out even to zone 3. You've got quite a healthy budget and can afford to live quite centrally although it would mean compromising.

e.g. 4 bed Clerkenwell (ex-council) www.rightmove.co.uk/properties/77469282#/

4 bed house Essex Road
www.rightmove.co.uk/properties/78797493#/

4 bed house Kennington
www.rightmove.co.uk/properties/97243229#/

Another vote for Herne Hill/West Dulwich/Tulse Hill areas. Loads of parks. Brockwell Park is a big draw but there are a lot of smaller, more hidden parks around as well as Dulwich Woods. Apparently a fair few decent state schools too.

Tulse Hill has excellent links (each c 20 mins) into Blackfriars/beyond as well as London Bridge. Change at Peckham Rye for the Overground. Herne Hill (8 mins to Victoria, c 15 to Blackfriars). All about 15 min bus ride to Brixton for the tube.

A little bit further up is West Norwood where you will get even more for your money (as well as still having decent transport)

Community spirit is good. Lambeth are actually a pretty good council for the most part in terms of amenities

@bravotango yes that's a great house. It's a good location because it still feels like London down there but you've got the Bec and a great school next door.

I'm mindful of secondary schools as ideally looking for very good mixed state secondary close by (for the future) which always limits things. Tooting and East Dulwich have therefore been looked as as well as Ally Pally.

Leytonstone is nice! It always feels leafy and pretty whenever I'm there.

We had a similar dilemma having lived in Central London for ages. Having looked around these different areas. Parts of Ally Pally are really really quiet - I couldnt see ourselves living there even with a great school and not sure that you would get a spacious house for your budget. Tooting would be ok - though it really depends on the kid i.e. great if your kids get into the top stream together with all the other tutored children from Wandsworth but my impression is that unless they are in the top streams Graveney isnt all that great. Dulwich/Herne Hill however are fab......not exactly central London (Herne Hill is way too quiet for me) but nice.

Haringey ladder? You can definitely get more for your money there and popular with young families for that reason.

I'd look south - Streatham, Norwood, Blackheath, possibly Crystal Palace or Tooting though those may have priced you out already.

Urban suburban with community feel rather than outer suburbs with 2-car households and a wannabe out-of-London vibe. West Norwood is rather nice now with the new cinema and up-and-come schools.

@BacktoBrisbane

I'm mindful of secondary schools as ideally looking for very good mixed state secondary close by (for the future) which always limits things. Tooting and East Dulwich have therefore been looked as as well as Ally Pally.

Going back to Chislehurst and Sidcup, there is an excellent state school called Chislehurst and Sidcup which is in Sidcup. There's also another one but I can't remember its name.

Bromley area has excellent schools.

Blackhorse Road earlier. On the Victoria line, next to the wetlands and loads of breweries. Whiff of Hackney vibe. (Loads of ex hackney people),

Area. Not earlier

Interesting @happywombles where did you end up moving? Yes East Dulwich is a possibility but still really £££

@BacktoBrisbane currently torn between getting a big flat somewhere like Crouch End (my choice) cos I love that part of North London that's as suburban as I can do or going to Honor Oak/Forest Hill (DHs preference) and just doing the whole moving into catchment for secondaries Charter at a later stage. Not sure which one we'll end up doing. But a lot of places mentioned dont actually have such great secondaries or are a bit too suburban for me.

Oh great @happywombles Yes I lived in Crouch End for a short while once and I did like it. I was walkable to Archway tube though so felt reasonably well connected and so nice walking to the Heath. I think Highgate Wood school is meant to be ok isn't it?

Yes I know what you mean about suburban too! It's so tough finding the right place!

There's plenty of east end houses at that price, one [[https://www.rightmove.co.uk/properties/101164304#/]] is in the middle of the lovely Tredegar Sq conservation area. There's a good secondary nearby but it's a girls school.

Argh messed up the link: www.rightmove.co.uk/properties/101164304#/

Do you have a preference on North / south of the river?

Are you also needing to consider good comprehensive schools? I found that narrowed down my search a fair bit.

@Bluegrass

Have you looked at areas like Leyton/Leytonstone on the Central Line? Good access to the City and Central London, and easy access to Wanstead Flats, Hollow Ponds and from there up into Epping Forest.

For your budget you should get a reasonable sized Victorian terrace with nice high ceilings.

Completely agree. I know both areas well (live in one of them) and neither are rougher than any similar place in London. Leyton and leytonstone do have slightly different vibes though.

south leytonstone is cheaper but yes a bit rougher...most of E11 is plagued now with aggressive drunks etc....also lots of fly tipping in that part...will it change...??...walthamstow now pricey...cheaper around st james st but not pleasant...lots of drug issues....wood st ok these days...used to be really rough and loads of dealers....

Mill Hill, North Finchley areas. You could get a 4 bed for around 900 or just under. Great greenery and outdoor spaces, good state primaries and close to grammars and solid state secondary schools.

www.rightmove.co.uk/property-for-sale/find.html?locationIdentifier=STATION%5E6233&insId=1&maxPrice=900000&minBedrooms=4&radius=0.5&googleAnalyticsChannel=buying

I agree.