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?

If you're looking at Streatham I'd suggest the little known Streatham Wells area. Mainly families due to the abundance of good state schools at both primary and secondary.
At secondary you've got Dunraven, Elmgreen, Norwood, Bishop Thomas Grant and Kingsdale.
Streatham common on your doorstep and a calm, quiet, community feel.
You'd be compromising on the commute though as a bit of a walk to stations.

https://www.rightmove.co.uk/properties/145396787#/?channel=RES_BUY

This in West Norwood but great house in lovely road and near Station. Also in school catchment

https://www.rightmove.co.uk/properties/145613786#/?channel=RES_BUY

@PartyOFive all the ones I know with the 1.5m budget go private or tutor like crazy for Graveney. I know Dunraven used to be well regarded (I’m a local).

Here you are

https://epi.org.uk/publications-and-research/school-funding-model-effect-of-falling-rolls/

https://schoolsweek.co.uk/unfilled-primary-places-soar-as-falling-rolls-crisis-spreads/

It would really put me off Lambeth as the funding is already so tight.

Kingsdale is taking dc away from Lambeth too, they want to increase their admissions but other local heads are dead against.

The kitchen is very small so would be a no from me.

@DeadlyKnightshade - there’s a dining room and sun room next to the kitchen that could easily be knocked through to make a large kitchen diner though.

Chorleywood if you don’t mind commuting.

This one is 15mins from the station into Victoria

https://www.rightmove.co.uk/properties/145486244#/media?channel=RES_BUY&id=media1&ref=photoCollage

Bromley - there are nice bits in, esp Keston, Beckenham

I really like it where we are near Twickenham. Just done a search on Rightmove with a 5mil radius and some lovely ones come up.

It's a nice area for families, lots of big green open spaces too. Commute in to London is easy and quick too.

The best place ever! Miss living there so much. When we go through we always say "home again."

When Southern Trains are running on time (which is pretty well never...) DC commuted the opposite way to Croydon for school and it was never ever 15 minutes despite what the timetables said.

Agree, look at Telegraph hill (trains from nunhead or overground from New Cross gate/Brockley, or bus to Westminster in 40mins) - it's also close ish to Greenwich to visit friends

Herne Hill a great shout, check out Judith Kerr, make sure you're in the right bit for charter high schools

Also our zone 2 primary does wraparound 715-630 for £13 a day, better than our nursery hours were.

A massive fan here of West London:Shepherds Bush, Acton, Bedford Park, Chiswick, Turnham Green, Ealing.
You'll have access to Piccadilly/Central/Elizabeth/District Lines & buses/overground if necessary. Once you cross river without tube lines u'll struggle with train strike/delays and have no backup commute options.

Mentioned above, but suggest "Between The Commons" in SW London (between Wandsworth and Clapham Common).

Good transport links, in Zone 2, good schools, plenty of families.

At £1.5m, you should get a 4 bed within catchment of a good school.

Lots of after school clubs in the area.

Telegraph Hill is nice (biased as I live here). Good primaries (also biased as my daughter goes to one). The best roads are Pepys and Erlanger with Pepys having the bigger houses. They're all pretty big and 3-4 floors. All Victorian.

You're not far from Greenwich although the route is always busy. Personally I find Greenwich totally boring but each to their own!

Also you can get trains from Queens Road Peckham - 10 min walk. Trains to London Bridge / Victoria and the overground to Canada Water so 2 stops to the jubilee line. Same trains from New Cross Gate and lots of buses.

Wimbledon, without a doubt. Everything you could want is here.