North London family home - areas?

[Torganer]

Our mortgage term runs out next year and we are hoping to move. Currently live in zone 3 in a 2/3 bed house. Great commute, but we need somewhere bigger and have a 2yr old so need to think about schools.

We need to stay north due to family in east Herts. Can anyone recommend an area that has a friendly vibe, good commute to the city, and good schools (will be there ideally forever so need good secondary schools).

Ideally would love a 4 bed as we may have another child, but 3 bed is fine as long as there is good space. We like period properties and budget is up to £1m, but would obviously prefer to spend less! Don’t mind a bit of work. We have 2 tube stations and 3 train station in walking distance at the moment and only a 25min drive from the city. Would ideally like something similar. Thanks!!

Musley Hill
Alexandra Palace?

I like the Highgate end of Crouch End but it is undeniably more expensive than East Finchley. I don't really like the rest of Crouch End as it is less green though the shops are better than in East Finchley.

I would move there as some of the purpose built flats there are bigger than in East Finchley but if it was between a victorian terraced house in crouch end vs one in east finchley, i probably would pick East finchley because its cheaper and better connected to public transport. School wise, I think Coleridge is good but East Finchley has good primaries and a better secondary school, Archer (though the catchment is tiny). We are Jewish though so less worried about secondary options.

@Pookie2022 thanks, occasionally will drive through there and it looks lovely, a bit suburban, but that’s just me being picky again! I will have another look, are the schools ok?

Thanks, a bit too far out for us.

@lavender2023 thanks. I like the Crouch Hill end but I find the high street a bit uninspiring and it has the worst Waitrose I’ve ever been to 😂. I also like the Haringey ladder as it’s got great transport links, walkable to Finsbury Park, but I’ve no idea about schools.

Looks like East Finchley could be an option, will have another look.

you would find the east finchley high street dire then lol. We have an Iceland and a Budgens and a Sainsbury and Tony's Continental (independent greengrocer). Caffe Nero and Costa and an independent coffeeshop, Dan and Decarlo. We also have the oldest cinema in the UK, Phoenix Cinema.

Its less well heeled than its neighbours, Muswell Hill and Crouch End but then again, its not that far to Muswell Hill either depending on where you live in East Finchley. Its also much more convenient as you can generally walk to the tube. My impression though is that East Finchley has lower crime than Crouch End (as crouch end is near some areas that haven't completely gentrified yet) but I could be wrong. I think people are less impressed with East Finchley because it doesn't feel posh (but yet it feels safe and looks ok) and yet it costs £1 million for a house. I think its the proximity to far more expensive areas that is the reason. I do like that the overall area is more down to earth and of course the flats are much cheaper, i bought my 2 bed flat for £392k!

Bounds Green. Lovely family community feel.on Piccadilly line and close to Bowes Park and New Southgate overground. Muskellunge Hill just up the road as is AllyPally.

Muswell Hill and Crouch End are lovely I think but no tube. This does make them more affordable though (still expensive of course).

If you want a tube line in North London, look at areas on the Northern Line like Tufnell Park, very family friendly, good schools and close to Hampstead Heath. However, proximity to a tube makes areas more expensive so you would probably be looking at a flat/maisonette not house for under 1M.

https://www.rightmove.co.uk/properties/135594980#/?channel=RES_BUY

@Twiglets1 thanks, doesn’t necessarily have to have a tube, but a direct regular train to Moorgate would be ideal. I like Tufnell Park, but we definitely want a garden, that’s one non-negotiable. We could go a bit over £1m, just concerned about interest rates. That’s why I thought maybe a 3 bed and room to extend.

I lived on the Haringey ladder. Not sure about the schools round there tbh. And it can still be a bit lairy down Green Lane and towards the top of it (Turnpike Lane/Wood Green)
What about Stroud Green?

Harringay primaries are good and on the up. South Harringay was just bumped up to outstanding. Overlook the traffic on Green Lanes and there's a great community with lots of young families and good parks nearby.

I'm not so sure about secondaries around there but houses on the ladder are in catchment for Hornsey Girls and I've heard good things about Heartlands. Secondary might be less of an issue as kids seem to travel further but we haven't got there yet!

Stroud Green is definitely over £1m these days! Even houses on the ladder are pushing that now. I agree that the middle/southern parts of the ladder are preferable.

Areas I like are Highbury (not in budget), Crouch Hill (not in budget), the area around Milfields Park/Chatsworth Road (I don’t think schools are very good, but not really sure), Haringey Ladder (again school issue), London Fields (doesn’t have the right sort of houses for our budget and no idea of schools). Gospel Oak (not in budget).

We could stretch to over a million, but I don’t want to stretch too much. Ideally I want a south facing garden, eat in kitchen, separate sitting room, downstairs toilet, and 4 beds/1 bath/1shower room. Not asking for too much at all!! We don’t need the bedrooms right away, happy to do some work to the property.

I know I seriously need to lower my expectations!!

Stoke Newington? Not too far from Highbury really...

Newington Green?

There are flats with gardens of course and if you can stretch the budget a bit could maybe find a house that needs a bit of work or something.

https://www.rightmove.co.uk/properties/136577117#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/138015800#/?channel=RES_BUY

@Twiglets1 i am very much liking the look of the house there!! Good to know it could still be in budget!

Sad that £1m gets you a three-bed terrace. In my head I’m expecting a castle for that much money!!!

Yup I know it's a bit over budget considering it needs work but it has been on since the end of June so maybe they would be open to offers? Could be worth a phone call to the EA to assess the situation

Somewhere more North West like Brent Cross, Cricklewood, Hendon or Golders Green? Good value properties, close to Hampstead and Thameslink and Northern Line are good options. Not sure about secondary school options though.

We don’t want to move too west as it’s too difficult to get to family. Having been to Brent Cross, I’m not that keen on those areas.

Shame you didn’t like Highams Park as that would seem to tick a lot of your boxes…

Wanstead is lovely - lived there for twelve years until divorce drove me to a cheaper area sadly. Would still love to live there.

Schools are all good - DD went to Nightingale, was excellent. Loads of very motivated middle class kids. Great transport links - M11/north circular. Took the central line for years - half an hour to Oxford Circus if no delays. It also has two tube stations - Wanstead and Snaresbrook. Lots of green areas - Epping forest, Wanstead flats etc

Lovely little high street with all the amenities you could need. It is a relatively small area so houses are expensive (even for London!) as supply is small though.

I would go back in a heartbeat if I could afford it. I'm jealous of you!

South Woodford is nice too - and a bit cheaper than Wanstead, but right next to it. Has the central line too.

@Miriam101 It might just be that mental block I have of being outside the north circular. I didn’t feel like London proper to me, more like suburbia, not to say it was unpleasant, just not really where I would choose to live. I like Epping Forest, and we sometimes drive out there for walks. We did look at Chingford, which I slightly preferred, but just mentally too far out. I appreciate I am being very fussy and difficult!!

You'd get a three bed very nice typical Victorian house for around £900,000 - I know because ex still lives there in one grrr 😡