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!!

If you like Beckenham area but not Harris schools ( although many are brilliant) aim in the Langley catchment.

https://www.rightmove.co.uk/properties/140862548 Something like this? The area around FP/Highbury ticks all your boxes, on the Victoria Line and generally v well connected, great schools Obviously you won’t get a huge house for the budget but a 3 bed is definitely doable.

Not everywhere. I live in Penge which is progressive. Neighbouring Beckenham is getting better but travel a few miles down the road to Eden Park and West Wickham and they still weigh the Tory votes by the vanload.

Another vote for Herne Hill/North Dulwich. It is expensive but very do-able with your budget. We did this exact move last year under 1 mil. We are in Charter catchment. So much green space around here - Brockwell, Dulwich and Ruskin parks all around a 10 minute walk away. Great primary and secondary schools. And because there are so many private schools around there are loads of brilliant high quality holiday clubs that everyone can access. Fun stuff like the Herne Hill velodrome and Brockwell Lido too if you're into that. Great transport links with thameslink, overground, tube and buses.

Norwood School is fab, and there's also Kingsdale, Harris CP and Harris SN, so we had plenty of secondary options around CP for boys.

You could definitely get what you're looking for in CP (it's never felt weird to me - it's great!) or in the other places people are listing, but what bumped for me in your OP is that you feel Walthamstow is 'cut off'. Surely it's less cut off than everywhere else mentioned, as they're all on trainlines while Walthamstow is on a good tube line. CP is definitely more cut off in terms of the commute - even if you're near the overground station, it's still less handy than tube, and if you're on the Norwood School side then you're reliant on not super reliable trains from Gipsy Hill/West Norwood or buses to Brixton just to get to the tube.

It's worth it to live in the nice area, but as most of the places mentioned are arguably more cut off, I'd have a think about why you feel that about Walthamstow and focus on the Peckhams, Nunhead etc that are further in (although still not on the tube).

This is super helpful. We have had a look around the Rockmount catchment and I guess compared to some areas, it didn’t feel like there were a lot of housing options. A few classic period property/1930s streets but lots of massive houses that are well out of budget. But it was only one trip so I am probably missing lots. And Crystal Palace is probably our front runner at the moment - really lovely vibe, fabulous park and great schools.

You’re right, Walthamstow is well connected in terms of the tube. But to us it isn’t that easy to access stuff beyond London - countryside from the east isn’t great compared to Sussex in the south. There are also a lot of traffic issues getting in and out of Walthamstow that means occasionally jumping in the car for a trip to Hampstead or similar feels like a major drag. (But that is the same anywhere in London, not just Walthamstow.)

Nunhead has some beautiful Victorian houses and two great pubs but not a lot else and the transport links are poor compared to other places unless you live near Brockley.

I agree. It’s only 20 mins to Waterloo and 2 stops to Wimbledon with all the shops. It’s got a Waitrose, and a new M&S, and importantly really good value housing stock - good Edwardian and 30s houses with big gardens.

Also - Sheen, South Wimbledon (which is actually nearer the tube/train and shops than the main bit of Wimbledon, Raynes Park, Kingston - great grammars and shops, but slower train line, Twickenham, Teddington, Strawberry Hill.

In terms of schools, have you considered Norlington? It’s been absolutely incredible for our son.

I agree. Beckenham is nice for the high street etc, and it has good primary schools. However, if you don’t want a Harris school, secondary choice isn’t great compared to Hayes (Kent) or West Wickham.

Brb

Woldingham?

https://www.rightmove.co.uk/properties/86435631#/?channel=RES_BUY

Streatham Hill for loads of good primaries , Dunraven for secondary (also Elmgreen or easy transport for a Lottery place at Kingsdale or an ‘aptitude’ place at Norwood or Chestnut Grove)

Parts of West Norwood also for Dunraven or Norwood.

Did a quick search on rightmove and found a nice house in Woldingham.

Trains to London from Woldingham or drive a short drive to whyteleafe and you have 2 train lines to choose from - 5 min walk from each other (whyteleafe and upper warlingham).

Schools - good options.