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?

@Saschka

Eeek I think we are already maxing out our flexibility. As we are alternating WFH (both capped at 2 days a week and employer not allowing extra). That leaves a black hole Wednesday.
I have mandated hours 8.15-5.15. DH is 8.15-5.30 but no idea how flexible that will be in real life as new employer.

I don't understand either! I do live in Pimlico/Victoria within 30 mins of Westminster/St James (incidentally DH and I also work there... is it a political job OP or corporate?) but MOST definitely not in a 4-5 bed.

Does commuting mean by car? Because if it's Tube/bus (or worst still, actual trains) if you actually factor in walking, waiting, walking again time etc, 30 mins/4-5 bed seems quite impossible? Am I missing something?

Have a look at Ealing - specifically West Ealing and Hanwell. Lovely period properties, great transport links (tube, Elizabeth Line etc.), lots of parks and really good schools.

200k is before tax more like 135k after tax and pensions.
4/5 is definitely a need (office is essential and our family will visit often and help cover holiday childcare once the kids are school age)

How stressful!

5 bed near Ealing Common (short walk to Ealing Broadway)
https://www.rightmove.co.uk/properties/148877030#/?channel=RES_BUY

Can one of you work compressed hours then?

8:15 - 18:15 two days a week, so you can do 9:15 - 16:15 on Wednesday?

That’s basically what I do as a hospital consultant - leave at 3pm 3 days a week, stay to 9pm two days a week.

This in a heart beat

https://www.rightmove.co.uk/properties/149588222#/?channel=RES_BUY

You have made me smile. I (single income, no inheritance or money from another property) was given a mortgage for a Central London flat of that value. ((Takes a bow)) Yes, it is usually left to my very kind friends, who make it their job, to remind me of how hard I have worked and how well I have done! Thank you.

Oh, and I am also a woman- in case it mattered.

Blackheath and Greenwich are gorgeous and great communities with very easy access to Central London. Thomas Tallis and Leigh Academy are both highly oversubscribed Ofsted outstanding secondary schools that would likely be available to you from Blackheath Standard, where the housing is excellent and well within budget. Our daughter is at Leigh, which we are really happy with, with a big group of friends from both Leigh and Tallis, who are lovely kids. I don't think there is any commute that will give you half an hour door to door in budget though - you'll always be talking 50 mins plus - but the beauty of the overground from that part of SE London is that it's regular, reliable and much more pleasant than the Tube.

Oooh that house is gorgeous! Buy this one OP

I also agree about the difference in theoretical and actual travel time!

Eg someone said Herne Hill to Victoria is 10 mins... From experience it's about 30 mins on a really smooth day, 1h on a bad day. Depending on how close to the station you are, walk 5-15 mins to Herne Hill station, wait 0-20 mins for train (often trains are cancelled), ride 10 mins to Vic, 5-10 mins to get out of Victoria station (it's big), walk 5-15 mins to get to your final destination in Victoria.

@Saschka
I'll already be stopping at 12 on Tuesday/Thursday to spend time with the girls in the afternoon, once they are both in school I'll stop at 3, so maybe it's only about 3 years of the commute being an issue. It's been made clear I'll have to do the full hours on Wednesdays. Not sure about DH yet new employer so flexibility tbc.

I'm sure we will figure it all out, have time yet!

Woodford Green?

30 or so minutes on tube. Green, large gardens.

Love this! Gorgeous house!!

Apologies, Tallis is 'good' but has excellent facilities and is generally very well regarded locally.

The Elizabeth Line from West Ealing will get you into Central London in 15-20 minutes
www.rightmove.co.uk/properties/149101949#/?channel=RES_BUY

You might be able to find something in Chiswick. Turnham Green to Westminster on the District Line is 23 minutes. We moved to Chiswick from Hackney last year (big change!) and we are enjoying living here.

www.zoopla.co.uk/for-sale/details/67695193/?search_identifier=3c1c489a1921d8e5c396073319b8a9423b6ea261b0f91b24c1cf84b5d30178bc

Again how is this 30 mins (genuine question)? It's about 1h by tube (assuming you live close to the station) to St James/Westminster no?

Same for the posts above – from West Ealing about 1h. Again, assuming you live close to the station. Am I missing something with all the magical travel times??

you alternate hours on the Wednesday. Both doing 8.15-5.15 is bonkers.

One of you leaves super early and starts in office at 7am, so you can leave by 4.30pm (9.5hr day) The other drops kids at 8am then does 9-7pm 10hr day).

Then based on you both doing 40 hr (full time) weeks, you should be able to do slightly shorter days the other 4. With one of you doing drop off to childcare and one pick up.

What is the childcare plan for school age child though? Where will they go before 9am, after 3pm, school holidays, illness?

Love this! Gorgeous house“

In which case, please do look at Woodford Green. Literally twice the space for the same price.

My first flat was there. I was 20 and found it dull because I was surrounded by families. For a reason, presumably 😁

I forgot to add to buffer for peak hour (morning/evening commute) crowds so a 5 min walk out of Victoria tube becomes much longer

Re a half hour commute: gazillions of people choose to live in a nicer place with great state schools and so on, and suck up the extra commute. It's actually very productive time with modern technology.

But if it's not for you, you will live somewhere overlooked, not much green space, worse crime, less friendly in many parts....

We all make compromises and hope we get the ones we prioritise :))

Meanwhile start a list, though: for example do the good state primaries do wrap around childcare? What are the nurseries' hours, are there good childminders or nannies who can help out on Wednesdays, and so on. With a big enough house you could later afford an au pair.

Good luck with it all.

What is it about Dulwich, Greenwich and Blackheath exactly that you don't like? I might be wrong, but I get the impression you'd like somewhere quieter? They're pretty nice parts of London, as London goes, so maybe you want somewhere less "London"? If so, how about somewhere like Chislehurst?

zone1help

I lived in Woodford Green 36 years ago, first flat. I worked in EC2 and took the tube home from Liverpool Street and it took just over half an hour.

Long time ago. It’s possible it may take longer now but I struggle to see how?

It's not that simple - some employers don't allow you to work those hours. My employer doesn't count anywhere before 8am for example.
Ideally breakfast club and after school club (would only be 2 days a week). Wednesdays is the only sticky day, then again it might be workable in reality when everything settles. We are staying in a friends rental in East Greenwich until we find somewhere to buy so will get a better feel for things then.