Where in London - 1.5 mil budget

[Eriana]

DH has just been offered a job in London, massive pay jump so can't really say no.
We have a 2 year old and a Newborn.

We are looking for somewhere safe, family friendly with a garden. Not too far out, 4-5 beds (5 bed preferably 4 bed could work) as we will both have WFH days and family visiting lots. We need good state schools and ideally it's somewhere we can stay for a while.

We've looked at Dulwich and that's done nothing for us just don't like the feel.

I will be commuting to Westminster, DH to St James area.

Budget is 1.5 mil, little leeway if needed but would rather not go over it by much.

Any ideas?

Wanstead - really family friendly and accessible on central line or Lizzie line depending what end you are. Primary states are excellent. Secondary is ok but also grammar options

You want to get on a line into Victoria and then can walk or tube to Westminster or St James from there.

Look at Herne Hill, zone 2, in the Charter school school catchment. 10 mins to Victoria from the station. Next to brockwell park and near brixton for a bit more liveliness.

Or go further out and look at Beckenham, specifically near Langley schools. Still less than 25 mins to Victoria from there. V popular with families and green

Wandsworth and Battersea also worth a look but would be top end of budget. Great transport, schools and green spaces and v close to the centre.

vauxhall is a good commute in-

Have you looked at Pimlico and Westminster?

www.rightmove.co.uk/properties/147360701

Pimlico is the dream but 1.5m won't get you 5 bedrooms

Kennington may be doable - some beautiful houses tucked away off the main drag, and Kennington Park is gorgeous. Any garden would be small though and probably terraced townhouse type (not necessarily a bad thing, but not for everyone)

You've got a good budget which will go a long way in S London, lots of options

We have seen this one, just a shame the garden isn't bigger (DH likes to host BBQs so really we need big enough to comfortably host!)
We have friends scattered through south London and west London so we sort ruled out North East as it's not close to anyone.
Have a small concentration of friends in the Greenwich/Blackheath area but not somewhere that I'm that keen to move to.

I wouldn't want to be that close to the centre and I find Pimlico quite soulless, so not worried about Pimlico. I love Kew but it's a bit far out and a bit out of budget (also loads of private schools around it seems and that's not our cup of tea).

Between the commons would work - between clapham and Wandsworth commons. Quite yummy mummy though, but depends if that's what you're after??

If you want a big pile and gorgeous garden, go a little further out - Streatham and West Norwood have great schools and green spaces, and some beautiful houses. Good transport, and a really strong S London community feel. Properly diverse and feels rooted - not as transient as many London hot spots.

https://www.rightmove.co.uk/properties/148768379#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/148835003#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/146310488#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/144896306#/?channel=RES_BUY

What sort of feel/vibe are you after OP?

East London fair enough…
Is North London definitely out?

i ask as it has very strong state schools, good transport and good green space
northern line to Euston also goes to Victoria fairly quickly. you can generally do about 40-60min door to door

if you want a breeze of a commute to Victoria, Crystal Palace is a great shout.

this place is 😍 and there is lovely green space/ restaurants / community events

https://www.rightmove.co.uk/properties/149263220#/?channel=RES_BUY

not sure about the school options though…

Gorgeous house and CP is a lovely area. Massive secondary school black hole unfortunately, unless you're happy with Harris options only (we weren't)
My user name actually refers to when we were considering moving round there and wanted to know the school situation! We didn't end up moving there....

Chiswick to Ravenscourt Park (good transportation, lots of really great state schools). W4/W6 postcodes

Just to add, 1.5 will get you a stunning home in leafy, beautiful Chiswick (near the high road and trains/buses).

State secondary options in Beckenham are basically Harris academies or something that requires improvement, I'd give it a swerve if I were you. Orpington is great for grammar school options, but it doesn't feel like London, probably because its Kent.

Thanks!
yes i had a feeling it was either primary or secondary schools that were lacking but not sure which.

Shame as its a stunner and i love that area it has a nice community vibe

In your shoes I’d go for Harpenden/St Albans but I suspect that’s too far out for you!

Depends what vibe you want and whether you have boys or girls if you're sticking around until secondary, but I'd be looking in the Ladywell/ St Johns bit of Lewisham. There will be a lot of Lewisham naysayers though; it depends what you think 'safe' means.

https://www.rightmove.co.uk/properties/149787665#/?channel=RES_BUY

South Ealing/Northfields/Ealing Broadway are good areas, strong primaries and secondaries (Twyford trust schools are all really good, Elthorne also very good) nice parks, leafy, good shops coffee and pubs etc, nice community and 1.5 will get you a really decent place. You're then near Piccadilly, central, district and Elizabeth lines.
I'd also second south west as nice but I don't know it as well.

Teddington. Six trains an hour, 35m to Waterloo.

Legendary High St, Bushy Park, Thames and path, close to Richmond Park, Home Park, Hampton Court, amazing state schools, great community vibe....

.....and five miles from Kew!!

We have friends out that way but it's just too far out.

I'd like my commute as close to a half hour as possible and to not be too reliant on mainline trains. On Wednesdays DH and I will both have to do long days (8.15/30-5.15ish) to make up for cut hours on other days and realistically with nurseries being around 7.30-6 we need to be able to get home to the nursery for closing. I know that's a short term need but feels paramount right now.

Good primaries and secondary schools would be ideal but all depending on career trajectory etc. we might be better placed to afford private by secondary.

You want somewhere within 30 min of Westminster that has good state schools and where you can buy a 5 bed house for £1.5M?!? I think you may need to be looking in about 1997...

Sorry, I know that's negative, but salaries in London are higher for a reason, and that's because cost of living is higher. Honestly, I would be more open minded about the commute times. The working hours you are describing aren't long hours by London standards either.