Where to look in London?

[Coronet08]

Merry Christmas everyone!
After some advise from a brilliant hive mind, as we are looking to upgrade our 2 bed flat in North London to a 4/5 bed house anywhere in zones 1-4. We have 2 small children now, so really need more space and (state) schools are key!
Our budget would stretch to £1.3m but probably not beyond, and where we live now we would not be able to afford a decent family home for this, despite both of us being high earners.
Not looking to move for secondary schools, so both excellent primary and secondary need to be close by (we qualify for Catholic schools, too). Also not looking for a project, so the budget is for a "done up" property really.
Good transport links are vital (tube/Elizabeth line), as both me and DH will need to travel to work several days a week.
So far we are looking at Ealing and maybe Muswell Hill (nearer to East Finchley station). Any other areas we are missing where one can bag £1.3m house with 4/5 beds?
Thank you so much in advance!!

Tooting/Balham/Streatham

some great primaries including Catholic options. Graveney excellent secondary

Greenwich? Thomas Tallis school is well regarded locally. Budget would definitely stretch to a nice 4 bed.

Wanstead is lovely and on the central line. The Wanstead side of Leytonstone is good too. I would get on the central line and check out Wanstead, Snaresbrook, South Woodford, Woodford, Buckhurst Hill, Loughton, Debden area, (Abridge - no tube or buses - beautiful) Theydon Bois and Epping.

Woodford School for Girls is very difficult to get into, Debden High is getting a lot better too,

Davanant and Trinity both church schools, but not my first choice.

i have a friend who loves where they live not far from Upminster, it’s a case of looking at the tubes, because yes 1-4 sounds good, but Epping to the city is 30minutes.

Whereever you end up, I hope you will be very happy

Another vote for Ealing. We are in Acton and the Elizabeth line has changed transport hugely.

Telegraph Hill would be out of budget unless OP went for a doer-upper. Or a large flat which would ideally be the whole house apart from the small basement. Here’s what’s currently listed:

www.rightmove.co.uk/property-for-sale/find.html?locationIdentifier=REGION%5E93778&maxBedrooms=5&minBedrooms=4&sortType=1&propertyTypes=detached%2Csemi-detached%2Cterraced&includeSSTC=true&mustHave=&dontShow=&furnishTypes=&keywords=

Acton or Ealing for sure. The Elizabeth line is amazing. The Catholic state options are also brilliant. Acton primaries are St Vincent’s or Holy Family or you have Mount Carmel and others in Ealing. I wouldn’t discount looking at secondaries too as it comes around so quickly. For boys you have Gunnersbury, Cardinal Vaughan. Girls Gumley House or Sacred Heart. Mixed St Mark’s or Cardinal Wiseman.

Acton is a good house close to amenities or This if you want something more traditional

Wow, didn't realize Ealing/Acton got so expensive. That's not a lot of house for that amount of money.

@MrFirstTimeBuyer Elizabeth line has been pushing prices up for years but you can’t argue with 19 mins to Liverpool Street. Also huge influx from Notting Hill and Chiswick

You can get a family house in Muswell Hill Fortismere catchment for £1.3ish.

I would choose the secondary school first and then choose the area. You really need a good secondary. It doesn’t matter so much if the primary schools aren’t brilliant.

My sister lived in Wanstead for a bit and hated it.

Furzedown?

www.rightmove.co.uk/properties/129136112#/?channel=RES_BUY

Earlsfield?

www.rightmove.co.uk/properties/129001712#/?channel=RES_BUY

or maybe Southfields

www.rightmove.co.uk/properties/128463290#/?channel=RES_BUY

...all close to good state schools and in 'nice' family areas.

Worcester Park is zone 4, has nice properties, is about 50 minutes from.Canary Wharf via Waterloo and keeps you in range for Wimbledon College/Ursuline Convent in Wimbledon.

4 toilets!?

I wouldn’t think 4 toilets is that unusual in a house of that size.

1 loo, 2 shower rooms and a bathroom. Completely normal.

I love Wanstead but schools were one of the reasons we left. Teeny catchments and two of the primaries selecting on religious grounds mean there are sections of Wanstead where admissions are very tricky. Though if you like and meet the entry criteria for the Catholic primary (Our Lady of Lourdes) it could be a good option.

A lot of people in London move for secondaries eg to another area or out of it. You have the benefit of faith schools though which would make it easier as they are far bigger "catchments" plus in many boroughs the faith secondary is the best option.
How old are your dc?

To be fair I know this was the case a few years back but I don’t think it is anymore, the catchment areas have all expanded and there are no “black holes” anymore where you don’t get into any of the primaries.

I do think it’s a bit mixed at secondary though (see my post above).

Sydenham or Penge.

DH used to work in the wharf his commute was 40mins door to door. Overground and 1 stop on the jubilee.

I think that 1.3m might be pushing it for 4 beds in move-in condition, and I’m not sure the Fortismere catchment goes all that close to East Finchley tube, which is what OP is looking at for commuting.

Eden park/West Wickham/Hayes. Great Schools (and grammars) and lots of parks.
Train to Lewisham then dlr to canary wharf. Lots of people do it. Just check catchments. Langley and Hayes are about a mile. Hayes had just kept it's outstanding and Langley girls are just waiting to hear. Everyone seems very happy with all the primaries around here.

Looking at the houses available in your budget op, have you thought about considering a very large flat which may offer better value?

Raynes park would work well for your criteria including catholic schools

They’re certainly not going to get more than 4 beds or “done up” in MH but they could just squeeze it.

https://www.primelocation.com/for-sale/details/62681411/

https://www.primelocation.com/for-sale/details/62854495/

Buckhurst Hill is zone 5 and more Essex than London.

Depending on the age of the dc London
schools are facing falling roles, this means catchments will increase (they already are for primaries) but also that the "great" schools will become far more in demand as other schools decline due to reduced budgets.