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.

We are in Greece. It's surprisingly expensive. Going out to eat (which is what most tourists experience) is cheap and sometimes it's cheaper than cooking at home! Groceries are expensive, kids stuff is crazy. I was paying double the price for formula than the UK, nappies 3x. Sales don't really exist at least not on the scale in the UK so kids clothes etc are expensive. And whilst rent is cheaper than London, local wages are significantly less.

The Grammar areas are Bexley and Kent. For the super selective grammars, Bromley and Dartford (Dartford is the Kent test). A lot of the children in those areas are tutored for the 11+. Private school pupils also sit the tests if they’re considering a switch as some of these grammars are in the top handful of schools in the Uk and out perform most independent schools academically.

I think the Sidcup/New Eltham area is good. Accessible to most of the grammar schools by train or bus but there are also a couple of good comprehensives nearby and also easy to get to the local independent schools. The primary schools in those areas are very good also with plenty of preps too. It’s a green area, very close to Blackheath and Greenwich and easy to get into CW/London or out to the coast and country.

Postcodes; SE9/DA14/DA15 or Chislehurst.

Ealing has good schools and connx but you're probably looking at flats more...
Kingston is nice but more suburban...next borough around Sutton high st not amazing but some lovely areas and good schools
Travel costs go up a lot past z6 so would factor that in too...

The idea that all the secondaries in SE London are terrible is hilarious. Here be dragons.

Saying there are not many great ones isn't the same thing. Yes Kingsdale is very desirable but it's a lotto and you can live in SW London and get it. Harris schools are marmite, many parents do not like them & SEN provision is highly criticised but others love them. They also vary depending on the particular school. Schools are not just about the academics but if you have dc that might be grammar material academic results do tend to matter.

If you move slightly further out in south east London to Beckenham or elsewhere in Bromley borough, you get good state comprehensive schools. Langley Schools and Hayes are highly sought after.

Bit limited on the "interesting food scene", "diversity" and walkable community feel", however, Bromley. Them's the breaks though when you're locating based on schools.

Camberwell

https://www.rightmove.co.uk/properties/163588901#/?channel=RES_LET

@grizzlyoldbear got to admit I would find that a bit grim - preferred the Wimbledon house I posted for £150 more in all honesty - it’s a problem at that level , as a certain type of landlord often based it on 3 sharers rather than a family paying

This is not too shabby OP in Twickenham -

https://www.rightmove.co.uk/properties/163091228

@Crikeyalmighty You're right, it was grim sorry. The location looked alright, but the interior not so much. I didn't realise how expensive se5 has become. Anything decent is £3.5k per month. Screw that!

@grizzlyoldbear once you get to the £2750 level there are some reasonably nice places but below that it’s slim pickings on 3 bed houses in ok areas - hence the ones I posted just below in Twickenham and Wimbledon -I think OP will have to go to that level - or alternatively compromise and look at a big 2 bed flat in a good area- or look at areas like beckenham/bromley/chislehurst etc

My son pays 2.4K for a nice 2 bed, 2 bathroom flat in nice bit of Belsize Park as an example.( they’ve got him and GF plus a friend in it) and personally I would rather pay that than a bit of a grim house.

Winchester - Westgate catchment.

Couldn’t you get a btl mortgage for this flat so freeing you up to buy

Ruislip/Pinner has good schools. Very close to Berkshire

Try Abbey Wood; definitely 'up and coming' with the new Elizabeth Line which has bought in flush of of commuters who are bringing money to the area; Lesnes Abbey have a lovely monthly food fair which has a good community feel and a walk in the Ancient Woodland makes it feel as if you are in the countryside.

Have a look at Ham in Richmond. You will find a house in your budget and it's right next to Richmond and Kingston and there is a footbridge to Teddington. The local secondary school is Grey Court, which is well regarded.

Beckenham - excellent schools, grammar is an option, easy into town in 20 mins or out into the country, great high street, lots of parks with festivals and live music.

I think I must be @LemonyPicket’s neighbour! The Lizzie Line from Twyford is great when it works, and there are also fast trains that get you to/from Paddington in 20-30 minutes. Parking is mad and chaotic near Twyford station, so I would try and find somewhere within walking distance. Schools are good, both primary and secondary, lots of walks, countryside, and a short bus or train ride into Reading (for mainstream shops) and Henley (for chichi boutique shops). We go into London a lot - we are in the process of moving back there - and it’s perfectly doable for a night out. If trains from Paddington fail, you can always get home via Waterloo.