Where would you choose in London with these criteria?

[oneglassofwater]

Desperately looking for advice! We (me, DH, 1 year old, dog) are moving to London for DH's work. We have friends in London although not concentrated in one place. We love the city and are excited about the move but feel totally overwhelmed looking at Rightmove. Can anyone suggest something in our budget? Family are in Hampshire so West London possibly more desirable but not our strongest criteria. Also, I'm a SAHM and will be for the forseeable future so I'd love somewhere where I can fit in and meet people easily.

Our criteria:

• Commutable to Waterloo (only 2x per week so not the most important factor)
• Budget 700-800k
• 3 bed maisonette / garden flat
• Family friendly - nice local community, parks, easy to meet people and make friends, baby groups etc. However, not somewhere excessively posh!
• Good state primary schools (good secondary schools also a plus but we'll probably more before then)
• Safe

Any suggestions very much appreciated.

Crystal Palace. We used to live there. Has all your criteria. CP to Waterloo changing at Clapham Junction is an easy commute.

Penge/Beckenham - close to New Beckenham or Clock House stations, both are on the same train line direct to Waterloo East in 25min.
Added bonus of also being near Kent House Station, which is direct to Victoria in 20min, handy if there are delays on the other line. Also goes to Blackfriars but these trains are less frequent.

Beckenham, or Sundridge Park. You will get a freehold house for your budget, great schools, parks, shops, transport. Beckenham near Clare House school would be great.

Hither Green

To get out of SW London it’s useful to be near A3 or A316. The problem with going South East is access to arterial roads.

I’d say Twickenham/Teddington/St Margarets (test for your tolerance of flight noise), Southfields/Wimbledon. But they are quite nice, with some posh parts.

https://www.rightmove.co.uk/properties/140327138

You won’t afford a house in west London on that budget, unless you are looking out towards Heathrow.

I agree Crystal Palace/Sydenham/Penge/Beckenham all fit your criteria! All very family-friendly and affordable, lots of stuff to do and lots of outstanding primaries.

Balham? You could get a 3 bed garden flat or maisonette for your budget. Very family friendly, easy access to central london on northern line (and national rail to Victoria). Also easy to get onto A3 to drive to Hampshire. Great for dogs as near Tooting Bec, Wandsworth and clapham commons

Our friends used to live in Hampton which was lovely and really close to Kingston for shopping/activities.

Balham, Tooting Bec, Dulwich

In-laws live in Raynes Park, which is zone 4 but on the train line to Waterloo, so very quick journey. 4 bedroom house should be within your budget. It’s a bit suburban, but easy to get into Wimbledon and Kingston, and has ok schools (and the Surrey grammars if you want to go that route)

Personally I don't think you can beat Kingston area for a young family that's in - Your budget - in zones, great shopping , lots to do for young families, Richmond park and on the river- you can commute to Waterloo but I would go a mile up road to surbiton for the very fast rail connection

These are nice , in budget and are houses.

www.rightmove.co.uk/properties/140741549#/?channel=RES_BUY

www.rightmove.co.uk/properties/139128725#/?channel=RES_BUY

Guildford

Earlsfield or Southfields. Both v family & dog friendly

Useful map

https://www.southwesternrailway.com/plan-my-journey/our-network

Also agree that Crystal Palace/Sydenham (though only Sydenham proper or Upper Sydenham)/Penge/Beckenham are well worth a look. Parts of Forest Hill may also be worth a look. Great places to be with a small kid, good primary schools and nurseries, nice communities, loads going on and good overground connections.

Crystal Palace / Penge / Beckenham etc are nice and OK to commute to Waterloo with a change, but there are loads of places in SW London that might work for you and are easier to get out to Hampshire.

We live in SW London. With your budget, you can do miles better than where we live, but depending on exactly what you want, you could easily consider Tooting, South Wimbledon, Colliers Wood, especially if you are happy with a maisonette. There are lots of baby things going on around Tooting and we really like being near a tube. Same for Wimbledon.

Raynes Park, New Malden, Kingston, Richmond, Hampton etc are also good if you wanted less of a city feel. @SaturdayGiraffe has the best idea to work your way down the train routes and see what you find.

Twickenham or Kingston. Twickenham fast train to W'loo 26 mins. Kingston about half an hour. Not posh. Easy access to A3 / M3. Great state schools.

You don’t need to be as far out as a lot of these suggestions if you’re ok with a flat. In fact you’re kind of wide open to most parts of London depending on priorities.

That said I don’t really know west. Maybe have a look around Kensal Rise, or further out, Ealing. Hammersmith maybe?

Wow I'm delighted with this thread, wasn't expecting so many replies. Thanks so much, will start some rightmove browsing and shortlisting for visits.

@spottydinosaur could you please tell me a little more about Southfields? I've seen properties within our budget a few times there now but it's just not somewhere I'd heard of before at all.

@DappledThings crystal palace looks great, we'll definitely take a look.

@SaturdayGiraffe Teddington looks lovely - does it feel like London or is it quieter?

Sydenham and Raynes Park have come up a few times so will definitely check those out too.

Thanks all!

It's quite well hidden in a way!

The grid area is really popular. It's also closer to Earlsfield so you have the option of the train into London. Would be a 12/15 minute walk.

Very family oriented with lots of kids groups for all ages in the area.

Lots of parks, Wimbledon park (with kids sprinklers in the summer), King George's and then a few others with play areas too. Wimbledon Common is maybe a small drive away depending on where you live, walkable from others.

Primary schools are good - Sheringdale & St Michael's being the most popular.

Close to the A3 to get out of London.

On the bus route to Clapham Junction for train access there.

Lots of dogs in the area too.

Lots of coffee shops, M&S food, local butcher, florist & gift shops. Southside shopping centre within walking distance too.

I'd second Twickenham/St Margarets... trains direct into Waterloo, near the River, great schools, quiet and leafy yet with a trendy vibe.
https://www.rightmove.co.uk/properties/136116884#/?channel=RES_BUY

@oneglassofwater if looking at Sydenham, the area around Kirkdale is good- fab nurseries (Cuddly Bear being one), some good primaries (St Barts, Eliot Bank) and a nice community. The Lawrie Park triangle is good, as are the Thorpes. The area between Sydenham and Penge east station has a lot of families too. Lots to do with kids in both Sydenham and the surrounding areas (not far to FH, CP, Penge), lots of green parks, Horniman, lots of things going on and a lovely community.

Personally, I wouldn't look too much towards Bell Green or Lower Sydenham, which is cheaper but much grittier. All depends on your budget. We used to live in Upper Sydenham, and it was fab with a small child.

Teddington still feels like London to me, as it’s by the river, but it’s quieter, no high rises, and with a slower train to Wloo. I know someone who lived there happily for many years.

I don’t think it gets quite so much airplane noise as Twickenham and definitely no rugby/concert crowds (which can be quite overwhelming).

It’s also worth using google maps to check driving distance to wherever you’re going in Hamps. Teddington will have a very different drive time than Sydenham.

@oneglassofwater Teddington is lovely if you can run to it, easy into Richmond/twickenham and kingston- nice pubs and restaurants, on the river- has a very large village vibe. PlusRuchond i ark close if you walk over the bridge and through Ham and Bushy park on the doorstep - it's the kind of place families stay if their income is up to it-

Kingston. There’s loads to do. Theres shopping, lots of restaurants and it’s close to Richmond Park and Bushy Park. There’s lots of adult activities and every baby and toddler activity under the sun. There are trains straight into Waterloo. People are generally friendly, it’s fairly diverse and doesn’t feel too posh or unsafe.