Where to buy with 1.55m budget

[Mj989]

We are a family of 3 and our daughter is one year old. We are looking to buy a house in London, ideally zone 2 or 3 within 35mins commute to Moorgate, min 4bed with a garden, ~1900sqft. Our budget is 1.55m. We want catchment area to very good state schools and 10-15 mins drive to private schools if we choose to go down that path. We are looking for somewhere to put down roots, build a community and make friends. Green spaces, decent high street, nice cafes and restaurants, easy commute. Ideally somewhere diverse and cosmopolitan because we are European and we want our daughter to fit in. We’ve up to now been looking North London but Highgate/Hampstead/Belsize Park/Tufnell Park are out of budget. East Finchley might be an option but it feels less lively than we’d like. Some areas of Muswell Hill would work but commute seems to be a bit of an issue. Any suggestions?

Have you considered Ealing? It’s zone 3 but it’s now very quick to get the city on the Elizabeth line and it meets your other requirements of green spaces, good schools, community feel etc. You could definitely afford a 4 bed house for your budget

I think you should think carefully about whether you want state or private schools. If you want state schools, especially secondary you’ll be much more restricted by areas whereas if you’re going private then you can more or less take your pick, but mad as it might seem you should be getting your daughter’s name down asap.

I know you’re north at the moment but what about going south on the northern line to places like Clapham, Balham or even parts of Tooting? I think there’s a pretty active European community in most of those areas and you’ll probably get what you want house wise although in lots of places the gardens remain pretty small (but lots of green space around).

Or what about Herne Hill- I think you can get a direct train to Farringdon- it’s a lovely cosmopolitan area with a great community.

I second Herne Hill, sounds ideal for you and the Dulwich schools on the doorstep.

You need to concentrate on schools although that depends on your definition of very good state schools, there aren’t many parts of London with lots of excellent secondary options. And there won’t be lots of private secondary schools within a 15 min drive not with London traffic.

Balham & Tooting realistically won’t be a 35 min commute to Moorgate unless you live next to the tube.

I don’t think Herne Hill would be either

You want Stroud Green or Finsbury Park. The ladder if you’re ok with waiting for it to come up to Stroud Green levels.

Haringey/Finsbury Park Thameslink goes direct to Moorgate.

eg this
https://www.rightmove.co.uk/properties/146481401

your budget might manage West Hampstead which is very well connected for commuting and has lots of nice schools.

https://www.rightmove.co.uk/properties/148030736#/?channel=RES_BUY

for commuting, you have both the Thameslink and metropolitan line and jubilee line which means if one is not working, there are other options.

I was surprised! I knew there’d be something in the price range but there are actually quite a few genuinely lovely houses, esp that one

Abbeville Village just to the east of Clapham Common - northern line to the city and a nice street of cafes and restaurants etc. Its slightly cheaper than "nappy valley" which is between Clapham and Wandsworth Commons although there are 4 bed houses there for around 1.6m. That area has lots of cafes chi chi shops etc on Northcote Road but is further from the tube.

Blackheath could be an option, train to cannon st and a short walk to moorgate (used to do this commute on southeastern all the time).

Royal Park on your doorstep and international community. Couple of private schools nearby.

Parts of Wimbledon will be within your budget.

It will be if she gets on the Thameslink to Farringdon - it’s about a 15 min train journey, plus whatever walking at either end. Trains are every 15 mins.

Bedford / Milton Keynes / some parts of Buckinghamshire / Kent have similar commuting times to London as some Zone 3/4 places do. You need to do your research.

For example when we lived in Milton Keynes, sent DSD to MK Prep and then Buckinghamshire Grammar Schools after that. School bus from the house. In central london within 35-40 mins. MK had virtually no / reduced traffic in most areas even during school times as the roads were great.

Cmon guys. Euros who have a million five and have been looking at Belsize Park are not going to enjoy Milton Keynes. And Wimbledon! I mean sure on a good day you might get to Moorgate in time but why! They’ve got a mill and a half and can afford to be relatively close in - I realise we all only know the bits we live in, but at least TRY to suggest something that makes sense

Forest Hill or Honor Oak Park? Trains to London Bridge and then walk to Moorgate. Or overground to Shoreditch High Street depending on where your office is?

https://www.rightmove.co.uk/properties/147911228

https://www.rightmove.co.uk/properties/146863325

https://www.rightmove.co.uk/properties/148115837

https://www.rightmove.co.uk/properties/147949532

Like a PP says, Blackheath has a great international community but I think you'd struggle on that budget. May be worth looking at Lee/a bit closer to Lewisham.

@Glipsy I love that house.
If I had anywhere near that kind of money and wanted to live in London, I'd buy it in a heartbeat.

How about off Lordship Lane in East Dulwich? Mid-terrace houses are within budget.

The downside is you’d need to change to the tube at London Bridge.

I'd say Drayton Park - direct train to Moorgate every 10 mins or so.

Private schools would be available in Regents Park/Hampstead and Highgate. Also, you'd have private schools at St Pauls not hugely far from Moorgate

Same!