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!!

4 bed Victoria houses in north London with a garden a preferably in zone 2 or central enough to feel like London and with good school? You would need much closer to 2m. All the places mentioned above won’t cut it.

• Palmers Green: school desert, suburban but super cheap
• High Barnet/Hadley Wood/Arkley: tube, but likely too far our, not charming or no school depending on which part
• Totteridge : probably already out of budget, quite far although on the northern line, suburban
• North Finchley: great schools, feels more central, rough area, would be just about on budget
• Highgate/East Finchley/MH/Ally Pally: out of budget for something you describe, great schools but suburban, poor commute
• Stock Newington: out of budget for the part you want to live in, poor commute
• Highbury: would be perfect if you had 1.5m/2m, central, super connected and good schools
• Canonbury/Barnsbury: same as above, some outstanding streets, might be in catchment of two outstanding schools, else other good options so not sure what you are referring to when you say no good school, you d need 2m+ for 120-150sqm anyway. Ignore the link posted above, this is one of the ugliest house in the area and facing a main road, tiny too.

Didn’t mention Hampstead Heath out of decency, probably best place in North London for the lucky ones with 3m+

Millfields park area of clapton has excellent primaries and you have clapton girls and mossbourne which are excellent secondaries -though the latter is a lottery and not loads of options if you have boys. You also have the benefits of Stokey - restaurants etc nearby as well as clapton. Some of the roads are beautiful but £1m isn’t going to get you much.

The OP didn't say she wants to be in Zone 2 or central, though. She lives in London already so she'll be well aware that £1m wouldn't get her the kind of house she wants further in than zone 3.

New Southgate/Friern Barnet/Bounds Green. No high street to talk about but near enough to Muswell Hill. Easy access to Piccadilly Line and Trainline to Moorgate. Great primaries and Secondaries. Easy drive to Herford

East Finchley as mentioned before is a good choice. Lots of good school around and a great community feel.
Up to £1m would get you a nice house I would say.

https://www.zoopla.co.uk/for-sale/details/65776968?utm_source=v1:5bWFDybfWx7C7AGpeagt7mP3PgcqjuqJ&utm_medium=api

The primaries are good but the secondary options aren't great for boys. I live here and love it but if I were choosing again (this time with children in place) I would think long term and go elsewhere. I'm half thinking we may have to move

Friern Barnet/New Southgate, there is an overground train into Moorgate or Southgate with a tube, 20/25 mins ish into King's Cross then 10/15 mins on circle/metropolitan etc into Moorgate. Plus Southgate area, this falls into both both Enfield and Barnet Councils. Barnet Council has good primary and secondary schools. As mentioned previously, there are some lovely houses in The Lakes.

No one has mentioned Tottenham, N17?

@Twiglets1 can I DM you about these area? need help! thank you

this house looks lovely but it has an EPC of E. for almost £1million, I'd pass on this. They did the house up but can't put in the right investment to get the EPC up to at least a D??? that's crazy to me

People talking about the Lakes Estate in Southgate/Palmers Green, the houses are lovely and good value for London but you have to be very careful on school catchments if you’re going for state education.

Yes of course 😀

Walthamstow has lots of good primary schools & would easily be in your budget. There’s so much going on there now, the new Soho theatre opening, all the breweries near Blackhorse Rd. For secondary schools I’m not so sure for boys. I know Walthamstow girls school is meant to be good.

Stupid distance on the tube though.

Try Highgate or East Finchley if Budget allows.