3 bed flat in london, 700k ?

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Where might I look for a good sized 3 bed flat in London (3 dc) for 700k absolute max, with decent state schools?

Would like to be somewhere with an urban london, but villagey feel (hence the focus on flats). Have a strong preference for purpose built flats rather than house conversions - either period or new. I've mostly lived in west london when I was younger, but never with family.

Atm considering Kilburn?

This is a nice area but is a bit far from transport.

some of the good comprehensives also have intake based on tests/streaming

Fortismere and Alexandra Park? Archer?

Both North london I know?

Graveney in Tooting, secondary and sixth form (Furzedown, look around Moyser Road) and Dunraven closer to a Streatham. Both mixed comps, both outstanding. Heaps of good primaries around Graveney, not sure on Dunraven. The secondaries will scare off the indy mums on here though…

Somewhere like Orleans Park maybe?

@rosetintedmemories2023 do you think that's loads of options?

Graveney in Tooting, secondary and sixth form (Furzedown, look around Moyser Road) and Dunraven closer to a Streatham.

You can't live in the catchment for both though. You would have to live near one & try for a selected place at the other.

That's my point. Excluding single sex, faith & selective schools means it's quite hard to live near more than one option.

and obviously it depends on what you class as good

That’s not what I’m suggesting though. If she likes the look of Graveney then buy in the catchment area. Heaps of primaries to then choose from nearby. I don’t know if that applies to Dunraven, re primary schools, but again, if she likes the look of Dunraven then buy in catchment.

I’m not saying there are heaps of London options, but there are options, and once you know what they are you can buy in those catchment areas.

Also when will your dc be joining secondary. There has been a big drop in pupil numbers which is hitting primaries (lower birth rates, people moving out of London). This impacts funding as the model is based on headcount's. I think this will mean the popular schools get more popular.

That’s not what I’m suggesting though. If she likes the look of Graveney then buy in the catchment area. Heaps of primaries to then choose from nearby.

Which is fine but Graveney has a highly competitive selective stream where you don't need to be in the catchment & loads tutor for. It's something to be mindful of when choosing a school particularly if your dc won't be in the upper streams. And yes loads of primary options.

I’m not saying there are heaps of London options, but there are options, and once you know what they are you can buy in those catchment areas.

I've not disagreed with this at all. I've simply said there are not loads of options & you need to target the school & then the area as you aren't going to find you are in the "catchment" of 3 excellent non faith, mixed, non selective schools in London.

Outstanding, consistently. The type of school that will push a child that has support. The type of school that will push a student without home support. The type of school that tries its best even though it doesn’t have the money that an independent has. The type of school that has very good percentages going on to red bricks. The type of school that encourages and looks after the mental health of its students.

If you accept that some people (like me) can’t afford an independent then you look for the best alternatives. Some people may choose a comp even though they can afford an independent. I assume they still look for the same things as those that can afford either an independent or their circumstance allow for a house move to a grammar.

Again - I’m not suggesting there are lots of options, only that there are some, if the OP wants to stay in London.

What about Hammersmith?

Outstanding, consistently. The type of school that will push a child that has support. The type of school that will push a student without home support. The type of school that tries its best even though it doesn’t have the money that an independent has. The type of school that has very good percentages going on to red bricks. The type of school that encourages and looks after the mental health of its students.

Unfortunately I think these schools are hard to find!

And I say that as someone educated in & who has worked in the London state schools that often appear on the "best" lists.

What about Maida Vale?

Kilburn end

Share of the freehold
www.rightmove.co.uk/properties/130627268

www.rightmove.co.uk/properties/136004183

@meddysam in view of your experience, which London schools would you recommend?

I have not visited them all & don't know a thing about some of them. I very much think it depends on your dc's needs too & you need to visit schools, talk to teachers/students/parents if possible.
For my dc though they will be most likely going to faith schools as I did.

Be careful with leasehold getting near the 80 year mark.

@meddysam

I don't think 'outstanding' rankings always reflect the school? I would be happy for DC to go to the school local to where we are now (outside london) which is ranked 'good', but the kids I know who go there love it and thrive, and its a smallish friendly school with kids from lots of different backgrounds.

I was put under a lot of pressure from primary school to get scholarships and pass the 11+. I got a full scholarship and went to a school where I was miserable and then went to a state 6th form college. I later thrived in university and got a doctorate.

But anyway, I don't want to project onto DC - private schools are totally unaffordable for us anyway. Happiness at school is the most important thing to me considering I keep hearing of teens struggling with anxiety and attendance etc.

Yes the Ofsted grading isn't everything.

I don't think you will struggle to find a school where your dc will be happy in.

Muswell Hill/ Alexandra Palace / Bounds Green

https://www.rightmove.co.uk/properties/136359836
https://www.rightmove.co.uk/properties/135931103
This Albert Road one is in catchment for the most sought after school in the borough

Ham/Kingston/Richmond TW10 area you get both city and country vibes and I believe Grey Court School is pretty well rated and Kingston Town centre is very decent if you don't want to go into central

It is a listed building - they can't demolish/ rebuild (but that comes with its own issues for maintenance costs)

@LauraPausini that will be us in a year or two. Lovely areas, lovely people, very green, totally wont be staying here for secondaries. We live in SE23 but I think thats true for lots of places such as Nunhead, Peckham, Honor Oak Park, Forest hill, Sydenham - all lovely, but all with terrible secondaries for boys

This is one of our main reasons for not coming back to London (SW) when we return from living abroad. We did not think though secondary catchment, and the tested state ones are tricky (no guarantees and also to from abroad).