Areas to live zone 3/4 London

[Bodhgaia]

Hello,
I currently live in Palmers Green with my husband and baby. We are selling our flat and looking to buy a 3 bed house for a 750k budget.

I am looking for some inspiration in terms of area that would tick the following boxes:

1. Near tube for proximity to central London and work (not train)
2. Lots of nature (not just tiny parks)
3. Great schools
4. A villagey feel and a pedestrian/car free center or road with nice shops and coffees, not just an uninspiring polluted long high street. I grew up in France and Italy so like car free cities (my family is from Venice). So I really want to find something as close as possible to a low-traffic area so cleaner air and not too much traffic and to be able to walk everywhere locally rather than rely on car. Not having to cross big roads to get to park or cafes.
5. If possible some culture and a nice community spirit

We have been considering Bowes Park (although a bit too close fo Green Lanes and North circular) and Walthamstow (although the centre non village bit seems a bit intense).

Does anyone have any suggestions? Thank you so much!

I’m not sure what you want exists for that budget, especially not the pedestrianised area. I’m thinking Leytonstone and end of the central line. I think ruling our trains is an error. Se London or somewhere on the Elizabeth line is probably the way forward.

Well I don’t think Bowes Park or Walthamstow really fits any of your requirements apart from maybe being the right zone. If you are looking for green open spaces you could go out to the end of the Piccadilly line to Cockfosters or Oakwood, Trent Park is lovely and your near to open countryside too.
Winchmore Hill Green has a lovely village feel but not on the tube and you might struggle with the price.
There are some good and some not so good schools in the area but I guess that’s the same wherever you go.

Where do you need to commute to and do you want to stay north London?

If you want real nature rather than local parks think you need to move out a few zones. Zones 3/4 are pretty urban and congested.

Walthamstow has most of those things but not the good schools (at second level). Also you wouldn't get a nice 3 bed in a decent street here for your budget.

Take a look at Whetstone - you won't get pedestrianised etc (but personally I think that's a pipe dream alongside your other requirements) but your budget should work and you can be within a few minutes of the tube and also 10 minutes walk from Darlands Nature reserve (massive and feels like you're out in the countryside) as well as Dollis Valley Greenwalk. Good schools and there are some decent coffee shops and restaurants on the high street. Not too far from where you are.

I’d look along the eastern side of the central line - Wanstead, South Woodford, Hainault. Still have that London feel but at a lesser pace.

Disclaimer: I’ve not lived in London for nearly 15 years so it might all be different now.

Hi ! I sent you a PM 😊

I was going to suggest somewhere along the Piccadilly line as well - Southgate, for example, has some really outstanding schools, lots of nice parks, restaurants, lively high street and a nice community feel. It's also a safe area if this is important

Not sure there are many pedestrian/car free center or road as mentioned in your OP

But i would suggest Southfields / Wimbledon Park

Thank you so much everyone for taking the tome to share ideas. Really appreciate it!

SE London sounds a good bet
e.g. honor oak park
overground & quick services into London Bridge so just as quick into town as somewhere on the central line in zone 4.
not pedestrianised but still villagey, community feel, lots of green spaces
something like this? www.rightmove.co.uk/properties/125702855#/?channel=RES_BUY

I'd check out Highams Park (Zone 4) or North Chingford (Zone 5 if you are flexible on that... but definitely meets a lot of your criteria, and has Epping Forest right on doorstep)

Sorry, just re-read that you want to live near tube - these are both on the overground but only a couple of stops to Victoria line at Walthamstow. Overground from either also gets to Liverpool St in about 25 mins.

Have a look at Leyton, Frances road area (although green areas are a bit far), Leytonstone (high street not amazing but fab for green spaces), or Wanstead (might be a bit pricey).

You might also want to check out Woodford Green or South Woodford on the Central line

Sorry @Shroedy the OP won’t get a 3 bed house in Whetstone for £750k unless it’s not actually in Whetstone like Argos Grove/parts of Barnet. There are about 2 roads around the tube at that price but they’re rat runs and have severe parking problems. Even Barnet is a struggle at that price point nowadays.

If you're prepared to go South then Dulwich might fit the bill or Richmond. Neither pedestrianised though and house prices are £££. Or Ham or Windsor further West.

Greenwich is nice, wonderful park and easy to get out to Kent and Sussex for countryside/beaches. The centre can get crowded in the summer. There are plans afoot to part pedestrianise it.

Why tube not train? That cuts out loads of areas in SE which have villagey feel and lots of big parks. Not sure about the pedestrianised aspect, that isn't very common in London in my experience but if you can move away from tube dependence then you have lots of areas with interesting high streets that open up.

You won't get much house for that in Dulwich or Wimbledon

Another person who thinks you should rethink the tube as you'd have honor oak park, crystal palace, Brockley. Loads of areas you would love.

Insufficient budget, put bluntly. To meet your location requirements you’re looking at flats. Or you can have a house that compromises on at least a few of them

Canalside house in E3, across the park from Victoria Park village though - www.rightmove.co.uk/properties/125589122

Better value, 2 mins walk from Victoria Park - www.rightmove.co.uk/properties/125771801

@NeedToLeaveNow no chance of 3 bed houses with garden for £750k in Wimbledon or Southfields these days.

I'm trying to do the same in SW London. We need to move to zone 4 (Worcester park) or zone 6 (Kingston or Surbiton), or further like Epsom.

You've probably considered this if you're in Palmers Green but that budget would get you a house in Harringay/South Tottenham. It's on the tube and surprisingly green considering its reputation and the fact it's zone 2/3. Downhills Park and Lordship Rec are lovely and there are loads of other parks close by plus wetlands and marshes too. The LTNs come into force later this month.