Moving back to UK - where to live (London/SE)?

[LegoFam]

We've been living abroad for the last 5 years and are planning to move back along with our 2 kids ages 1 and 3. We used to live in London Zone 2 but obviously our priorities have now changed. We're not sure now what areas where to move back to, either in London or commutable. I'm applying for jobs atm.

Our requirements:

• we're a multiracial family so a diverse area
• good state schools including secondary. Our kids probably could get into grammar but I don't want to put them through the pressure of tuition so we want good non-selective options. Definitely not a church school as we are an atheist family. A nice to have for the little one is a forest school nursery.
• interesting food scene
• walkable, community feel
• max commute 1hr-75min to central London. My husband works from home 100% but I think I'd be 2-3 days in the office in Central London (assume either the city or the West End).

Budget: £2500 rent p.m. for a generous sized 3 bedroom plus garden. The kids can share a bedroom but we both need space to WFH.

Most family is SW or Berkshire but we're not limiting ourselves to those as I think budget would be limited.

Areas I can think of that meet the diversity requirements and are family friendly are like Reading and Kingston. But Reading I worry is too far out to be able to do things in London regularly.

We plan to buy in a few years hopefully in the same area.

£2.5k in Kingston will pretty much only get you a flat - you may have to go back to the drawing board! South East London or Kent might get you more for your money

Sorry but you won’t get a 3 bed garden place near an excellent secondary in those areas. You’ll need to adjust budget or location or size

Where specifically in SE/Kent do you recommend? I literally have no idea how to start. I can go on Rightmove and find things in budget but don't know about the areas.
We're okay with a flat ATM if it has a garden. We'll hope to buy in a few years and hopefully I'll be working more hours then so budget will be slightly better.

Plumstead. Abbey Wood. Belvedere. Bexley.

I'm in Sydenham, edge of zone 3 in SE London. It's great - very diverse, good transport links, schools are decent. Solid family neighbourhood which is gentrifying but not in an obnoxious way.

https://www.rightmove.co.uk/property-to-rent/find.html?searchLocation=Sydenham%2C+South+East+London&useLocationIdentifier=true&locationIdentifier=REGION%5E85378&radius=0.0&maxPrice=2500&minBedrooms=3&_includeLetAgreed=on

I'm definitely not restricted to those areas.
Very much open to other suggestions on locations. It's why I posted because I have no idea. And it's hard to narrow things down looking from afar.
The thing is I'm looking for jobs atm so final budget might change. But it won't be more than £3k. I'm just trying to be realistic based on current job market.

Sydenham isn’t a bad suggestion but you will specifically want upper Sydenham, not lower/bell green. Look at the areas which border Forest Hill/Dulwich/Crystal Palace.

Penge is also good and rapidly becoming nicer.

www.thetimes.com/article/32807fa1-c36b-4dd4-a828-541be588fb89?shareToken=5717bbad8f9f457e206284aca12c24aa

There's an ex council estate in Barnes SW13 (they're nearly 100% private now) where you might be able to get a house with garden on your budget. You can walk to Hammersmith tube and the nursery and primary are lovely. Roads to search are Nowell Road, Stillingfleet Road and the surrounding roads.

Agree massively.

Kingston has some of the best states but your budget may be an issue. Sutton way?

The Tannsfield and Whittell Gardens ones are the best locations on that search. Nearest boys secondary isn't great (if you end up with FH Boys) but girls is decent (Sydenham girls)

FH Boys is fine, it's not a bad school by any stretch and has improved a lot in the last few years. But it isn't a grammar or in a 'naice' area so if that's what you're looking for then swerve 😃

Sounds like Herne Hill/East Dulwich - would have to be a flat? Or maybe Crystal Palace/Kent House/Penge.

I would have said Kingston too - surbiton or Tooting or Ealing maybe? Budget will be the issue - decent houses are stupid money -

The trouble with SE London for some is the lack of great secondary schools & if the OP has dc of grammar standard then she will have fairly high expectations.

To give you an idea OP this £2750 in Wimbledon edges - but is nice

https://www.rightmove.co.uk/properties/162165170#/?channel=RES_LET

Also depending on your tolerance to aircraft noise somewhere like Whitton ( cheaper side of Twickenham ) or Windsor might suit - very mixed population

@LegoFam Elizabeth line now runs across London so you may find looking at places around the line is a good starting point. Incl Reading.

Pretty sure you'd get something you can live with in SE London for that budget- given your kids ages though I'd focus on good primary schools and nurseries. Bexley/Greenwich boroughs v diverse now so just a case of getting out there.

Good luck

Most London primaries are good so they aren't a huge concern but be mindful of falling rolls as this will impact schools resources.

southwarknews.co.uk/area/london/what-can-be-done-to-save-primary-schools-from-closure-as-birth-rates-continue-to-decline/

Wanstead/South Woodford/Leytonstone. Generally solid secondaries (Woodbridge in South Woodford), ethnically diverse, and ticks your commute boxes. This is a nice road: www.rightmove.co.uk/properties/161201513

West Wickham or Hayes. Change at Lewisham for CW. Excellent primaries ans secondaries.

This is true although if you move to LB Bromley (which includes Penge and a small corner of Sydenham) then there is St Olaves and the girls' equivalent, they are excellent grammars.

True but the OP isn't sure about actual grammars.

A flat for now is ok. Hoping when we go to buy in 2-3 years it may be a house. Looking at the market, in most places we can afford the mortgage better than the rent. But we just can't get a mortgage yet as we've been out of the country so long and DH is self employed.