Where should we move to in London (or beyond)?

[Worryingmama]

Hi all. After some advice on areas to move.

We’ve got primary age children and for various reasons are not sure we want to stay in Walthamstow, where we are currently based. There is lots we like about it. But secondary provision is a bit patchy here (especially for boys) and sometimes Walthamstow can feel a bit cut off.

We would like to move to an area with excellent state primaries and secondaries for boys and girls (we have one of each), a bit leafier, progressive and with decent properties (3/4 bed, double reception and good sized kitchen) and a community vibe. Nice coffee places, bars etc obviously a plus too. As is good quality green space (something there is lots of in Walthamstow).

Budget is an absolute maximum of £1.2m but that would have to include any building/ renovation work needed.

We’re looking at places like Crystal Palace, Peckham/ Nunhead/ Brockley, Ally Pally and have also looked further afield at parts of Brighton (but are worried about the commute).

We haven’t found anything quite right yet - housing stock around v good schools in Crystal Palace feels a bit weird, good bits of Peckham and Ally Pally barely in budget… Penge secondaries totally dominated by Harris, which we aren’t keen on.

Really keen to get advice on places we should be thinking of - or parts of the areas I’ve already mentioned that might work but we’ve managed to miss.

Thank you!!

How about Sydenham or Beckenham?

My cousins live South West. Schools seem to be good if you're clever enough/ tutored enough to get in. Wimbledon area but not actually Wimbledon, but further out I think.

What about Reading? Fast to London and some really good grammar schools.

I used to live in Nunhead and really liked it. This is very close to where we were.

https://www.rightmove.co.uk/properties/141835418

You’ve got both Nunhead and ED In walkable distance, plenty of leafy quiet spots around there too.
Cant say about schools as Ds was only just born back then.

Shooters Hill, Plumstead, Abbey Wood

Herne Hill. Good primaries (Bessemer, DVI etc) and close to both Charter schools (secondary - Outstanding/ Good) Houses on the 'homes for heroes' estate go for 700k+ and are generally 3 beds. Lots of green space but also still in zone 2, close to buses, trains & Overground. Not far from Brixton.

It's a great spot for families.

With your budget I'm surprised you haven't found what you're looking for tbh. Try the Ladywell/ crofton park end of brockley for access to the prendergasts and the type of house you're looking for.

If I had your budget and priorities I'd go for Beckenham.

I'd look at New Malden. Coombe Girls School is Outstanding, Coombe Boys School is Good and I think pastorally, better than the Girls school.

Also there are the Tiffin Grammars.

New Malden has independent coffee shops, some nice pubs and a big Korean community so great food, as well as an excellent Italian.

2 stops on train to great shops and riverside restaurants in Kingston.

A couple of small parks in New Malden, Richmond Park round the corner. Wimbledon Common near by and 20 minutes down A3 you can be in proper countryside.

Where are you commuting to?

How about South Ealing/Northfields?

Plenty of open spaces & good schools, I live near here so may be biased :-)
It's at the top end of your budget but plenty of similar housing stock around here...
www.rightmove.co.uk/properties/143366765

If you look at Beckenham (which is lovely) look at West Wickham too

Herne Hill/Dulwich/Peckham is where I'd go, close to the Charter schools.

There are lovely houses near Kent House that would meet your needs. Lots of nice cafes and bars within walking distance, as well as normal shops. It's on the line to Orpington where there are two very highly regarded grammars. I live in Penge and my DS went to the boys one. All the local primaries are decent and there are parks, large and small in every direction.

I wouldn’t move to Penge or Crystal Palace if you need Secondary. We love living here and they would meet your other requirements with good options for Primary but I think lacking in Secondary options, particularly for boys.

Beckenham would probably suit you but i wouldn’t say it’s as progressive as Walthamstow.

Everywhere outside inner London is progressive now due to so many people moving out. I wouldn't make assumptions about politics and attitudes based on housing stock and what a place was like 20+ years ago.

It's not all rosey on the outskirts of London. The schools and low attainment in my area are pretty bad. (Think Grange Hill, we're not far). A couple of tube stops and schools get London funding/ London weighting but where we are they don't. The differences are massive.

Really interesting, thanks for info. I know Kingsdale is a lottery so far from guaranteed, but had heard good things about the Norwood School too so thought some bits of Crystal Palace might work for us.

Work around Whitehall/ Westminster so Victoria is easiest.

Good shout - been looking in exactly this area today and like it.

Definitely one of the areas we are looking but the prices are crazy. Thanks for replying.

Would West Norwood keep you in catchment for CP, or gypsy hill?

Wanstead?

Herne Hill is very pricy now so you'd have to be willing to have a smaller/non-period house as a trade off for the location. The location is great though - Victoria in 10 mins and nice coffee shops/restaurants etc plus close to Peckham/East Dulwich/brixton/dulwich village etc. We love it.

This came on today on Casino Avenue which must be in catchment for ND charter:

www.rightmove.co.uk/properties/143562224#/?channel=RES_BUY

I don't think you can go into the loft in those houses but you could probably do a ground floor extension to improve the living space/kitchen (it's well under budget) as the garden is decent.

To be sure of Charter catchment you'd need to be the north dulwich side. Eg this one:

www.rightmove.co.uk/properties/142021910#/floorplan?activePlan=1&channel=RES_BUY

I think some people split the lofts into two smaller bedrooms in these houses. Downstairs/gardens are quite small though but the road is really nice.

At the cheaper end is down on half moon lane which would be in the catchment but the houses are small...

www.rightmove.co.uk/properties/142350224#/?channel=RES_BUY

Seconded, I live in Northfields and it has everything you are looking for.

I live in Ladywell... happy to answer any questions.