Where to live

[vcfromhk]

Hi we are a family just moved from Hong Kong. We are in Gipsy hill area on a rental. Our DD has got offers from Sydenham high and Kingsdale foundation. We are looking for a house to buy. So far because of school we were limiting our search to Sydenham and Beckenham. Since we are new to london our friends are suggesting to live closer to central like West Hampstead, Putney, Clapham, Fulham and even Chiswick.

We have 2 daughters aged 7 and 11.

Can group recommend where to live, a place which has good schools, family eco system, opportunities to make friends with other working parents and a good high street around?

This will also means that if it's too far from present schools then we may have to change schools. I'm not sure how difficult it will be to change schools at later time.

We were considering Dulwich village and like it but price way too high and for that price it's not close to city.

Thanks

Do you have to live in London? If so anything you will call a nice area is pricey and certainly if more central

My suggestions if you want a conventional High st would be Chiswick, Wimbledon, kingston on Thames, surbiton , muswell hill, crouch end

But they will I think be as expensive as other areas you've mentioned.

Tooting is good, multicultural and cheaper I think - but lots of green spaces close by and a good vibe and has both Tube and train and great markets and a high st

Thank you let me look it up. We found some good houses in beckenham but our friends who are mostly north west suggested we live closer as we are new to the country. I'm thinking I will also explore Clapham, Balham, Putney and Battersea. Since eldest will go to Kingsdale it will be easier to commute else we have to change schools again

Nowhere your friends are suggesting is a remotely easy commute if you don't want to change schools, apart from having you on the doorstep - what's the benefit to you - ?? Seems just like a benefit to them.

The places you are looking are far more suitable as is Bromley -

Actually my friends suggested that if we live so far away from city we won't make friends. So we were considering closer to Hammersmith, north west region even though we are renting near Crystal Palace. We moved from Hong Kong which was very vibrant and here in Crystal Palace the high street is okay but nothing close to the buzz and feel of Hong Kong and hence we're thinking of a place from where it's easy to get into city. I work in Canary Wharf so I think if we find someplace where we get a good high street, still access to Kingsdale school where my elder daughter got a spot and still affordable to get a 5 bed under 1.3mn is the wish list. I've driven through Clapham, Balham, Putney , Wandsworth but don't know the feel of the place. Will go around and check. Will also checking tooting. We really liked Wimbledon from what we saw but again haven't seen enough. It's still quite far from city but still accessible. A broker mentioned Southfield which I haven't checked yet

Wimbledon is very nice and is the right side for you for school - if you wish to keep them there.

Same with kingston on Thames and Tooting. Greenwich worth a look too , very good for Canary Wharf and buzzy

All buzzy places with a lot of nationalities and a high st , worth a look at New Malden too- they call it Korea Town- it's next to kingston!! And has the biggest Korean population in the country.

It's difficult as In all honesty nothing will feel like Hong Kong unless you are at the price level of extremely central or maybe Docklands itself and these are awkward for the school you mentioned and making friends anywhere isn't easy.

I could see the point of West Hampstead etc to have friends close by- but it's not cheap and I think you would have to change schools

Yeah. Appreciate your inputs. We were on the verge of closing a deal in beckenham that's why our friends advised that since we are only 4 months into a new country we should take time before buying. At the same time I was debating about independent or state schools. Our daughter got through both Sydenham high and Kingsdale foundation. I'm thinking in favor of Kingsdale so that we are more open minded to figure where to buy a house. Worth Sydenham in mind we were rushing to buy a house just nearby. Hence I'm decoupling both aspects and putting in state school so that we have more time to decide. At the same time will save money and have more flexibility. Also Kingsdale is an outstanding school in itself.

Yep makes sense, save the cash!!! That looks a great school - actually Tooting Bec towards streatham could be a really good option for you depending on budget - definitely not that far away and cheaper than dulwich village but with a proper town , buzzy and as I said before really great markets and very multi cultural but not really threatening. it's also really easy to get into Wimbledon from there by car/bus and to Clapham Common and Balham on tube- but cheaper than all of them. Also has a really good hospital My son lived there for a bit and I'm a bit of a snob but loved visiting him!!

Also has a fantastic MP!! (Who is also a doctor)

Here you go

amp.theguardian.com/money/2014/apr/04/lets-move-to-tooting-south-london

Thanks very kind of you

I honestly wouldn't live in tooting bec or Wimbledon if the school is Sydenham or Dulwich, what's your plan for your daughter to get to school? Public transport between those locations isn't necessarily straightforward.

I think you'd struggle to recreate the sense of HK in most places! Crystal palace is genuinely one of my favourite places in London. Otherwise consider rethinking your schools and looking around hackney and Islington.

I wouldn't be looking to live based on where friends are. Beckenham would be ideal for Sydenham, the areas you mention are not a reasonable commute for school. Where is work?

Work is Canary Wharf. My wife likes to be close to a good high street. We liked beckenham but it's not most convenient to travel to Kingsdale, you can do Sydenham high though. Right now we are leaning towards Kingsdale.

I'm also thinking about Clapham, Balham, Tooting, Wandsworth, Putney etc. we fear we won't make any decent connections in beckenham and will also land up being too cut off from our friend circle in north, hence thinking midway areas

Is it easy to change schools in year 8 or middle of year 7? I'm not sure if I will find nicer options of school than Kingsdale and Sydenham high

It's not easy, you are dependant on movement.

How about Hither Green, commute to work easy change at Lewisham for DLR

Sydenham? It's a really nice area and coming up loads.

Penge / Sydenham boarders are also really nice.

I've lived here for ages as has DH (he grew up in HK) we have 2 kids and it's great for the children.

Happy to answer any questions

Commute from Sydenham to CW is really easy. DH used to do it in under 45mins and that included the walk from the station.

What's CW?

Canary Wharf. My wife doesn't like Sydenham high street. She prefers a bit more upmarket

Canary Wharf = CW

Beckenham then. It's more upmarket but further from the schools you have. It's got some excellent secondaries and I think an OK commute to the wharf.

Sydenham is changing lots and fast. The new blackbird bakery is just the tip of that. I moved here in 2008 and the high street is totally different.

I personally prefer Penge high street though as there are more useful shops.

@vcfromhk Canary Wharf . As others have said getting around London first thing in a morning with youngsters isn't easy and if you are planning on driving then it's not a short hop!! Unless you live within 2 miles of school. Which means if you send to Kingdale 'ideally ' you would want to be kind of easy for Dulwich , or even where you are now.

If you send to Sydenham the areas you have been looking are fine but may not have the vibe your wife seems to want

You definitely have to look at the practicalities of actually getting to school, especially if you have to commute too.

It may be more practical if you can get a decent house to look round Sydenham/penge etc and send them to Sydenham if you can't afford dulwich area or within a close distance

We are very confused. We landed up in a rental place after arriving from Hong Kong 4 months ago. Our daughter got admission into both Sydenham high and Kingsdale. We are leaning towards Kingsdale atm. The reason being so that we have flexibility of where to buy a house. Didn't want to tie down to convenience of Sydenham independent school and living next door. We wanted to explore a bit more of London and figure best place to buy a house and look for best possible school near it. With a state school she won't feel downgrading if we move to an area where we can't get Independent school straight up. I agree Sydenham is coming up but my wife prefers a better high street. Also we don't want to be too far from friends who are in NW London. Hence I'm thinking of exploring Clapham, Balham, tooting etc

The problem with kingsdale is Dulwich is not that easy to get to , it's not on the tube, although it is on the train but a bit of a fag unless coming direct from central
London . the areas to the side of it- Balham, Clapham, Tooting etc will require bus or car and a bit of a trek - I like Tooting but even that could take 30 to 40 mins in a morning.

If your child was at a school in central London then in a way it's far easier- you just get the train or metro from where you live (and could look at the whole of Greater London) into central London

Wouldn't it be easier maybe to look at NW London if that's where you have friends and then look what schools are available?

Or could you send her to kingsdale, stay in your rental and then have a good look round lots of areas with a view to her maybe moving school. In which case I would go back to the original list I mentioned if you are prepared to move her school

Chiswick, muswell hill, crouch end, Islington, Wimbledon, Kingston upon Thames, Richmond on Thames, surbiton etc -- all of which have nice buzzy high streets.

I’d look into east dulwich. It has a fantastic high street (Lordship Lane). Try the area between Lordship lane and Peckham rye park. You can use Peckham rye for your commute. That side of Peckham is very different now from 10 years ago. Its definitely worth a look.