Family areas in London with short commute

[pyjamastoday]

DH and I are really struggling to find somewhere to move to in London. We have 1 DC and another on the way. Would be looking to move next year or so before DC 1 would need to start school. We currently live in Canning Town but we don't like it as it's really polluted, loud, lots of late night incidents, and there's very little green space. Schools aren't great either. Transport us excellent though so it was a good place to live while we were child-free and working. Not so much now we have DC or during lockdown!

Stumbling block is that DH needs to be within 45 mins max of the City as he works very late. We are prioritising green spaces and schools.

We looked at East Dulwich after seeing it recommended on here and whilst it was nice enough it felt a bit too 'trendy' for us, and also the walk to the park was about 30 minutes which is too far to just pop to the swings before lunch or something.

Every time I look at a nice area I see that secondary schools are an issue and so I go back to the drawing board. Not sure if we should forget about secondaries for now as DC is still young or will we come to regret that?

Anyway, if anyone can recommend a great family area with the short commute that would be great. Our budget might go up depending on DH's job but if we moved today we'd be looking at around 750, ideally for 3 beds.

I agree about deciding whether you want inner London suburb or proper suburbs. Blackheath, Herne Hill, Tooting, Streatham, Balham are still London (to me anyway), i.e. good transport, don't need to drive everywhere, proper high street etc. Personally I would not go out farther than that but you may want to for more space etc.

I always agreed with this & love my local high street & grew up in Z2 & 3 so a good close high street is really important to me. However there are pockets of say Streatham Common, Herne Hill etc where you are not very close to a nice cafe or supermarket so you need to look carefully & other areas with fab high streets. Some friends moved to Cheam village & I thought that had good amenities.
I personally love Wimbledon.

Thank you @Sparechange that all sounds really interesting! I couldn't DM you as I'm using the app and couldn't find that option 🤷‍♀️ But would love to know more especially regarding secondary schools and catchments. Transport and green space boxes would be ticked there.

There are good mixed non faith primaries in Battersea, secondaries I'm less sure of.

I can recommend Walthamstow, £750 would get you 3-5 beds round Blackhorse Road tube and the schools are all good. It’s not everyone’s cup of tea though, but I have many positive things to say.

What about Lee (close to Blackheath but more affordable) the area around Manor House Gardens. I moved recently from Nunhead (3 beds around £850-£900) to Hither Green (3 beds £750-850k around the station area and less the Catford side of the south circular) and I really like it.

No problem!
At primary level, the very sought after schools are Belleville and Honeywell
Both award places based on straight line distance from your house to the school and the distances vary a lot from year to year but for Belleville, you’re looking at around 800m
So somewhere like this would be in catchment but is a busier/noisier part of the area as it’s just off the main shopping drag
www.rightmove.co.uk/properties/80414868#/?channel=RES_BUY

This is a quieter, nicer road on the same road as the school so would guarantee you are a place at either school but you lose a private garden for that price

www.rightmove.co.uk/properties/108175631#/?channel=RES_BUY
But it’s walking distance to Clapham junction and Clapham South so super easy for transport and probably one of the nicest roads in the area

At secondary, the Bolingbroke academy is excellent, and uses a feeder school system from local primaries, plus the ‘transfer test’ to set kids
It’s a great school directly opposite Wandsworth common

Other options nearby would be the Shaftesbury estate towards Battersea park
You’d get a house there
www.rightmove.co.uk/properties/80135256#/?channel=RES_BUY

And the school options there are Shaftesbury Park, Christchurch and Sacred Heart (catholic) - all rated good and all with good facilities. Shaftesbury park offers a bilingual french stream so attracts naice parents
Secondary - there is a Harris academy on Battersea park road which used to be a bit ropey but now has the best exam results in the borough. Not as much green space but v close to Battersea park

@Sparechange thank you this is so helpful! I had heard of "between the commons" but not looked any further. This area is great and has loads of transport options! Didn't know about Bolingbroke either so will check it out. Thank you!

One of the best state secondary schools is north dulwich charter school. Great local primary schools too with Dulwich village infants, hamlet juniors and judith kerr in herne hill. Their are some who use private but majority use good local schools.

Struggling to get my head around ED being trendy. I'm a big fan of Nunhead- close to both Peckham (same postcode) and next to the Rye.

There is at least one excellent secondary in Acton (CofE though), and some good primaries and of course cross rail etc. Some parts are lovely and expensive but there you might just find something in your budget. Lots of parks West. The Mill Hill area is a beautiful conservation zone: www.rightmove.co.uk/properties/90331069#/?channel=RES_BUY

[quote pyjamastoday]@Sparechange thank you this is so helpful! I had heard of "between the commons" but not looked any further. This area is great and has loads of transport options! Didn't know about Bolingbroke either so will check it out. Thank you![/quote]
It really is a lovely area! Reflected in the house prices, but it’s a proper community with a proper high street and so much going on all the time

My mat leave and toddler years were so much fun with everything on the doorstep, every sports and activity club you can think of, and lots of it free or pretty affordable

We’ve made so many great friends since we moved to the area, and are so lucky with the brilliant schools
And the only real crime issue is Range Rovers being stolen with key hacking
Other than that, it’s really safe

Also, roads north of the Uxbridge Road near Shepherd's Bush. Some good schools both primary and secondary are within reach: www.rightmove.co.uk/properties/90059614#/?channel=RES_BUY

Another vote for Forest Gate/Leytonstone. Good transport, good schools, very near wanstead for that vibe but excellent green space and a bit more London.

Also though - wanstead and Woodford, so Redbridge does have great schools generally. Remember can swap at Stratford for Crossrail. Unless working there every day genuinely madness to base commute around Heathrow connections in London given there are so many!

Struggling to get my head around ED being trendy

It's trendier than say Wandsworth

As other OPs have said I would start with schools - your DCs are going to be spending longer in schools than playgrounds!

13 minute train from East Dulwich to London Bridge so not sure about the transport issue!

Definitely look at SE London if you want a more settled community with fewer transient young people. Forest Hill, Sydenham, Crystal Palace, South Norwood. Can get a nice house rather than being in a flat.

We spent 10 years in Colliers Wood in between Tooting and Wimbledon. Absolutely lovely area for families and decent schools

If your dh works in the City have you considered moving out further to somewhere on the Thameslink line? It’s often quicker to get to the City that way than via tube/bus from London suburbs.

Hertfordshire schools generally excellent.

I wouldn't look at flats at this point now with two young children. They will get bigger quickly and you will just need more space! The kids will want their own rooms, space for toys, sports kits, hang out spaces, bikes, trampoline, maybe even camping gear! Otherwise you may find yourselves moving again in 5 years!

For your budget you should get something decent in Forest Hill or Beckenham. Hither Green would be nice too. Beckenham has decent secondary schools too!
If you need good access to Canary Wharf I would probably just look at the areas along the East London line starting from Brockley and work yourself south via Honor Oak, Forest Hill, Sydenham, Penge etc.

Someone mentioned The Charter school in North Dulwich. You would need a much bigger budget than 800k to get something decent in the catchment!

what about wembley, harrow or further out on metropolitan.
at rayners lane there is both metropolitan line, to the city, and piccadilly to heathrow.
also parts of ealing boro are v nice; can be pricey, but look around.
good transport links too.

I wouldn't look at flats at this point now with two young children

I agree with this, didn't realise you had 2dc. You will likely want to move quite quickly.

West Norwood / West Dulwich
Crystal Palace / Gypsy Hill
Herne Hill
Streatham Hill

*@starshideyourfires

We spent 10 years in Colliers Wood in between Tooting and Wimbledon. Absolutely lovely area for families and decent schools*

And you'd be able to get a 3 bed house on the posher side of the A24 for under 800k. Colliers Wood tube to Bank is about 30 mins.

What about Loughton? You can definitely get house there within your budget and it’s under 40 minutes on the central line into Liverpool St. Although not so great for Heathrow I guess.