Where would you live in London/surrounding?

[SallyCinnamon92]

Hi all,
Hoping to get some honest and wise Mumsnet wisdom!

My partner and I (mid-30s, northern expats down south for work!) have been living centrally for a few years now — small but nice 2 bed zone 2 flat, zero outside space but close to a park. It’s been great, but… we’re getting married next year and hoping to start a family not too long after.

We’ve got a max budget of around £775k and we’re looking for somewhere that could tick the following boxes:

• Ideally 3 beds (or 2 plus a study/nursery/flex space)
• Commutable to Bank (me) and Stratford (him)
• Somewhere that still has a bit of life to it — we still love a good coffee/brunch/wine bar, but trying to be realistic about future nurseries, soft play, etc!
• Would love green space, and a bit of a community feel — maybe somewhere we could actually know our neighbours??
• Happy to look outside of Zone 2 (we know we’ll have to) and would love to explore areas in a bit more depth over weekends.

Basically looking for that magical unicorn spot that’s fun now, family-friendly later.

Would love any and all suggestions — we’re planning to spend a few weekends “dating” different areas to get a feel for them, so please hit me with your favourites (and why you love/hate them).

Thanks so much!

It's only one change from North or East Dulwich I think? If you hop on the tube at London Bridge, though then you're paying twice. Not sure your budget will get much nice there though.

More annoying for you to have a change as well, other parts of SE London have direct to Cannon St

The East Dulwich roads near Honor Oak Park station (Windrush line and Southern railway) might be worth a look:

https://www.rightmove.co.uk/properties/158991668#/?channel=RES_BUY
https://www.rightmove.co.uk/properties/157550297#/?channel=RES_BUY

Forest Hill or Sydenham are lovely (particularly around the Thorpes if you can afford it, or Sydenham Hill). Cheaper than Dulwich, decent schools, great nurseries. Lots to do with kids.

Highams Park would suit from what you have said. Great community, lots of young families, coffee shops, Vinotap for a wine bar and a few pubs. Epping forest on your doorstep and a great park. Reliable OG to Liverpool Street and only a couple of stops to Walthamstow for Victoria line. You can also use Central line if needed as bus link over, or a walk if you are feeling fit! Pre kids you have the beer mile and new theatre in Walthamstow which are really easy to get to.

https://www.rightmove.co.uk/properties/160754018#/?channel=RES_BUY

East Dulwich is a bit poor for transport links. I can’t remember if telegraph hill was mentioned or not but that’s got great links to the overground (from New Cross / New Cross gate and Queens Road Peckham). You can get the train to London Bridge and walk over to Bank (which is what I do).

TH has some great primaries too. It was annoyingly mentioned in the Sunday times recently as one of the best places to live in London which means prices are escalating fast.

We used to live in Peckham and tried moving East but I just couldn’t bring myself to like it!

Sorry just seen your budget. You wouldn’t be able to afford a house in TH but if sometimes 2 storey flats come on - and they are big.

Bus is 20 mins to Leytonstone even in high traffic, then 5 mins to Stratford on Central line.

Blimey that's a bargain

I second this recommendation as I’m also living here! I am 10 minutes walk from Mile End station with its three different lines. Also 10 minutes walk from Victoria Park - London’s best park! I work in Stratford and walk to work along the canal path - such a lovely way to start my day. You’d be 3 stops from Bank. I love living here! There’s lots of green space, lots going on, nice community.

Yes that's what I said- there isn't a direct route. And OP said she doesn't want to take the bus.

I know area very well and agree with most of what you’ve said, but just from my experience I don’t find Mile End to be that diverse? One ethnic cultural group significantly dominates, it’s a very Muslim and Bangladeshi area. I’m south asian too but grew up in a more mixed area, and I find south asian people from areas like this are more likely to be stricter and traditional, eg modesty culture and girls start wearing hijabs at a younger age even from primary school.

I always felt safe in Mile End, but I personally wouldn’t prioritise raising kids there.

When living in parts of Hackney and Walthamstow, I found those areas to be more genuinely diverse.

Of course it’s not just Mile End, there are many pockets in London where another group dominates eg Stamford Hill (I’m not Jewish so it wouldn’t be my first choice to raise kids there either)

I thought this sounded wrong so I checked it (yes, I am avoiding chores!) - Google maps says bus from Highams Park to Leytonstone is 52 minutes!

I like this - very easy for work and great for Greenwich - lovely well laid out interior too

https://www.rightmove.co.uk/properties/151936715

It really is. Zone 2, freehold, near the tube - I’m sure it will be snapped up! The number of times I’ve read on MN that you can’t get a house in London for under £1.2 million…

Ah sorry I was speedreading - this is from Walthamstow Village.

You’d have to walk or cycle through the Foot tunnel to Greenwich. Also there isn’t a lot in the immediate area of Island Gardens although you do have Canary Wharf close by.

@Turmerictolly not these days you don’t - my son lived in island gardens in a house share and DLR went direct to cutty sark and beyond - very handy!! And yes he used Canary Wharf shopping centre a lot plus the bars there . I do remember there was an excellent local cafe in island gardens too plus lovely mud chute farm if you have kids-

Given you are thinking long term with family and Bank is a 5 min walk from London Liverpool St, you could consider Essex
https://www.struttandparker.com/knowledge-and-research/which-essex-commuter-hub-best-you
I don't know the areas very well but I have a lot of colleagues based in places like Leigh on Sea, Southend, Chelmsford, Colchester, Ingatestone and even Ipswich. You get a lot more bang for your buck out of London.

I know East Dulwich & surrounding areas very well & with your budget you should be able to get a 3 bedroom with outside space.

My children were brought up there & went to the local schools (which are all well respected). It has a really strong community feel, with some great shops, bars & restaurants.

It is on the overground, into London Bridge but if you look for a property close to SE15 borders you'll also have the choice of Peckham Rye station which is much better connected. You could also look closer to Honor Oak park or Forest Hill, which also connect via the windrush line & will be cheaper.

Feel free to ask any questions about these areas as I used to also be an estate agent in this neck of the woods