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?

What does everyone do to cover childcare then, I mean I've found houses that meet our needs within 30/40 minutes so I know it's not impossible.
But if that's standard hours what are 2 parent working families doing to cover childcare if they work 8.15-5.15 and nurseries only open 7.30-6 at a push and commutes are 45 min+?

Either alternate WFH days or get a nanny. Mainly the latter if you've got 2 people with reasonably demanding london jobs.

To add - a nanny becomes more cost effective with 2 kids as well.

@Icanttakethisanymore
Our combined income will be around 200k after mortgage payments I doubt we could afford a nanny?
Already alternating WFH days (DH M&F, me T&T (finishing at 12 then catching up in the evening).

I would go to Chiswick or Richmond with that budget -

You flex your day.

so I start extra early on certain days when DH does drop off so I am available for pick up as I can finish at 5 or i do an hour 8.30-9.30pm
sometimes I’ll do an hour 5-6am if I am up and can’t sleep.

our childcare is 8-6 and it is never an issue.
my commit is 45min la, DHs is a 70mins but he only goes in 1-2 per week. He does however travel a lot which can be a shag

What is it about Dulwich that you don’t like?

I’d also say Herne Hill or CP (as someone who had half your budget so settled on Sydenham!)

Have you compared to the cost of a nanny to 2 in nursery? Our london nursery (highgate) was about 2k / month each child so I guess you could get a nanny for that (although I never looked into it because we moved out when we had our second child).

Depends on your deposit but we have similar income / higher and a nanny would be uncomfortable financially for us

I can only recommend SW London.
For £1.5m for a good quality/size 4-5 bed possibly Surbiton KT6 or Raynes Park SW20 (garden, greenery, good schools, high-street, transport link semi-express train to Waterloo).
You maybe be priced out in Clapham/Battersea SW11, Putney SW15, Wandsworth SW18 and Wimbledon SW19 for a 4 bed, maybe just.

@Icanttakethisanymore

There won't be an overlap of 2 kids in nursery though, DD is 3 next month, so will start school in August 2025, I get 18 months mat leave (12 full pay, 3 stat pay and 3 unpaid) so won't be going back to work until around October/November next year.

It's more about our youngest and wraparound care.

Who is your employer? That’s incredibly good enhanced mat leave

You can barely afford a flat in central London with that budget.... Also your joint income is too low, I guess you have a decent inheritance as you won't be able to take out such mortgage on it.

Richmond and Chiswick are hella expensive, £1.5mil won't go far. Maybe a 3 bed flat or an ex-council...

We have around 800k "deposit". Mixture of inheritance, and increase in value of our current property.

Perhaps we should reconsider Greenwich and Blackheath - longer commute and heard it's not great at secondary school but we have friends around (and helpful family) who could help with late pick up on Wednesdays.

Anyone have any experience of this area?

With regards childcare- get a nursery near whichever station you commute from.
I still think Herne Hill is your best bet - checks all the boxes and 10 mins to Victoria. You can find a nursery near the station and do drop off and pick up, maximising the hours

Alternatively a childminder - they can also pick up your eldest from primary school depending.

Our income is similar to yours and we have, for SEND reasons, bitten the bullet and gotten a nanny for our 2 kids, one of whom is nursery age and tye other in primary school. It involves some careful budgeting but it's definitely doable.

All depends on the size of your mortgage though. With a 200k income you'll need a hefty deposit but presume you've done all the calls on that.

2 working parents ans 2 kids in London isn't easy but it is doable. Requires planning and a bit of a juggle and preferably some understanding/flexible employers!

As others have said, most parents juggle by opposing schedules, eg one of you starts early and one finishes late, or you work from home on different days. Then you use after school or wrap around care. Most people I know with school aged kids have an after school nanny a few days a week, usually a uni student or a retired mum of adult children who just wants ten - fifteen hours work a week, not a full time job. Yes that costs money, but it's only until your kids are in year 6 or 7 when they get themselves home from school by themselves, and by living far enough out that you have good state schools, you save on either housing in a closer in area or private school fees.

Basically, you have to be realistic and make compromises.

One parent does pick ups, other one does drop offs, or alternate WFH days, or family help. Reasonable number of nurseries are open 7am - 7pm as well.

We’re in London (SW - which I love, I wouldn’t live anywhere else). My son’s nursery opens at 8am and closes at 6pm. Work is 9:30am-5:30pm. On the days I WFH I work longer hours to make up for leaving early when I go in. There’s a lot of rushing around but it works.

Living within 30 minutes of St James/ Westminster on your budget, given what you’re looking for, may not be realistic. Travel also always seems to take so much longer than expected so even if something is theoretically 30 minutes away it might not be most of the time! 😅

Putney, specifically somewhere near East Putney tube. Plenty of 4/5 bed houses for £1.5m, on the District Line which takes you to both of your workplaces (East Putney to Westminster tube is 25 mins). Wandsworth park 5 mins walk, Richmond Park a short bike ride/drive. Lots of state schools, lots of families.

Greenwich and Blackheath are gorgeous, Blackheath particularly. Expensive though - look at Blackheath Standard rather than the village with your budget.
Schools are decent I think. John Roan and Thomas Tallis.
One downside to the area is that it's a bit of a bugger to get anywhere else. It's sort of central but feels quite cut off and the Blackwall tunnel and area around shooters hill gets clogged with traffic.
However it's a lovely spot and fabulous green space. One of the best playgrounds in London in Greenwich park imo

@Eriana for couples, most people jiggle pick up / drop off to ensure they can do their hours + commute - plus a lot of people WFH a few days a week.

You can definitely afford a nanny if you’re taking home £200k after tax though! I’d probably opt for that if you’re worried about timings on nurseries.

Agreed £1.5m won’t go far in Richmond or Chiswick if you want a five bed. A three bed terrace maybe. Surbiton is a popular with young families.

IMO most people seem to opt for smaller houses in nicer areas - a three bed in a nice area better than a five bed in a worse (further out, less interesting, less green - whatever your preference) one.

You're going to have to compromise on either the size of the house or the journey to work. People don't generally work 8.15 - 5.15 but you do find the odd childminder prepared to do wrap around care for those hours.

If you can find what you want in Greenwich/Blackheath then yes it's a great place to live. The Uberboat from Greenwich is about 50 billion times better than it used to be too so can be considered a reliable alternative to the train.

Gotcha - yes you are right then.

To be honest I don't think you are paying enough to get what you are looking for. I'd opt for a slightly longer commute and flex hours to make it work with the childcare. Could a childminder be an option that might give more flexibility?