Moving house (London)

[Honin]

Hi, Happy New Year!

We are currently living in BR2 area and will be selling out property in order to move to a larger house with good catchment area. Our DS is 10 and he will need to apply for secondary school around Sep / Oct this year. initially we were looking at Hayes School and Darrick Wood, but Hayes area is way out of our budget for a house (£450K), therefore, we are hoping to find one within DW school catchment area.

Unfortunately, there's hardly and properties available, and the 2 that are most likely wont get in. So we started looking at further west such as Purley, West Sutton, Cheam and Epsom. However, we haven't looked at north of the river since we have little knowledge about the area. It'd be amazing if anyone could shine some light onto the matter and suggest other areas would be much appreciated!

I work near Moorgate and travel isn't much of an issue as long as it's within / just outside zone 6.

After all, thanks all in advance!

I can't help with areas north of the river, but they were much more expensive than south of the river when we were looking a few years ago.

We are near Purley and are happy here. Riddlesdown Collegiate is the local secondary and it's rated outstanding, and you can get a lovely house for £450k near us.

I'd have a look in: Caterham (longer train journey but nice, rural feel but with lots of amenities), Whyteleafe, Kenley, Coulsdon, Wallington, Woodmansterne (lovely feel as well), Reedham.

Ah, I'd also avoid Mitcham and central Croydon.

Carshalton also worth looking at.

I live near Beckenham. We considered Purley once but when we visited we hated it. The houses were big and cheap for sure, but it didn't have the amenities that we were used to here. It felt like there was no real nice high street to just walk to.

Also lots of hills and I'm an East Anglian .... I don't do hills like that. Having to drive up one and stop at the top at a junction freak me right out!

I will agree that round here is hard for good schools. Would you take on a project in the areas you like?

Thanks Sara and Twizbe for your advices. We used to live in Beckenham as well, very nice area but pricy, I don't think it's something we can afford yet. We've been looking at Riddlesdown Collegiate as well, just there's isn't much options available. I actually prefer a project house, it gives us more flexibility to turn it into our dream house, plus I do enjoy a bit of DIY as well.

Be careful in Wallington. Some of it you will get into Woodcote which I think is good. Some you will also get into (I think you may want to double check catchment) Carshalton Boys which I only hear good things about.

If you don't have either of them you get Oaks Park formerly known as Stanley Park which failed its last Ofsted.

There is Greenshaw in Carshalton which is good but teeny weeny catchment unless you do 11+

Otherside of Sutton you have Glenthorne which is high performing but I hear very strict and Cheam High which I hear good things on but don't know anyone there.

What size house do you need?

Any good secondary or any particular characteristics that you are looking for?

I don’t know the area but friends recommend Ruislip / Eastcote for a good secondary and reasonable prices, maybe someone can give more info?

Hi Newnormal & Strife, thanks for your comments. Both Greenshaw & Glenthrone are within our wish list, it just finding the right property around the area has been difficult.

In terms of size, ideally we are looking for between 850 sq ft and above, min 2 beds with a fairly large size garden (I want to build another garden room and a sauna) lol. As for the school, Ofsted good and above, but more importantly, the overall performance needs to be average or above.

@Honin

Hi Newnormal & Strife, thanks for your comments. Both Greenshaw & Glenthrone are within our wish list, it just finding the right property around the area has been difficult.

In terms of size, ideally we are looking for between 850 sq ft and above, min 2 beds with a fairly large size garden (I want to build another garden room and a sauna) lol. As for the school, Ofsted good and above, but more importantly, the overall performance needs to be average or above.

Both schools have other routes in apart from distance. Greenshaw 11+ and you don't need to be scoring as high as the grammars. Glenthorne has performing arts places but I believe competition is very high for them.