Where to live! 750k in London with good secondary state schools

[OneLimeHedgehog]

Hi! hoping to get some ideas of where we might want to live. I've poured over threads, but hoping to get some fresh thoughts.

We're looking to buy a 3 or 4 bed (understand 3 might be more realistic) with some outdoor space in London, somewhere with good state secondary schools (and primary too, but that seems easier). Currently would like it to be good for girls, either single sex or combined.

Any other details needed or thoughts?

Thanks!

Where are your jobs, family and friends?

Thanks for the reply!

Jobs are near Moorgate (only need to be in occasionally) and... all over (traveling to different clients).

No family in London, but would be helpful to be able to get to Heathrow and the south fairly easily (but not the end of the world if it's a bit of a trip to get there, as it would still be easier than if we left London!)

And many friends in SE London, but not sure if they'll stay there, so too much of a concern.

We'd ideally like a good community feel, and if possible good parks nearby (and an outdoor swimming spot if possible, but that may be too much to ask for).

You'll get a 3 bed in the Bromley area for that amount. Schools are mostly very good.

OK Orpington (within Bromley Borough) would be good for Moorgate. You can get a Cannon Street train and walk. You can get a taxi from there to Abbey Wood, which is on the Elizabeth Line, is it is an easy journey to Heathrow (albeit quite slow).

You can probably get somewhere in catchment for Ark Greenwich, Leigh Blackheath and Harris Greenwich around Kidbrooke, but on a bus route to Woolwich Lizzy line for Moorgate and Heathrow.

Tolworth. Near Tolworth girls school (very good all girls comprehensive) and also tiffin girls (grammar school, very competitive entry). Tolworth infants/juniors is also ofsted outstanding and a lovely school x

Bromley, West Norwood, Streatham. Avoid Penge/Beckenham/ Crystal Palace and big chunks of SE London unless you like Harris secondary schools

Have a look at the Langley catchment in Beckenham. Great single sex secondary schools. Put the post code into Rightmove and set your radius to 1 mile. There are plenty of houses in your price range, here is an example https://www.rightmove.co.uk/properties/166810364

Welling has a great selection of properties, lots of open space, it's inexpensive compared with other areas of London and excellent primary and grammar schools

Look at Kingston & Sutton boroughs for some of the best state secondaries, grammar & non grammar options.

Richmond has some fantastic options but not sure re budget.

Bromley, West Norwood, Streatham.

What are the great secondary options in WN & Streatham?

@OneLimeHedgehog are you catholic at all as that gives you more options.

Some parts of Penge and Sydenham put you in catchment for Sydenham girls (great school). Or forest hill/hither green. Penge is super easy to moorgate with a change at herne hill.

You can get a 3 bed house in e9 for £750k just about. Some very cute streets with a strong community feel

@OneLimeHedgehog

People have radical different ideas of what constitutes a good school.

Have you looked at the gov website so you can at least get an initial feel?

www.compare-school-performance.service.gov.uk

Graveney and Kingsdale I assume?

Graveney and Kingsdale I assume?

Gravaney is in Tooting and you would need to pass the test for a place unless on the surrounding roads. You can live anywhere and get a place if you pass the test.

Equally you can live next to Kingsdale and not get a place because it has a lottery system.

Brockley / Ladywell is a great option, within catchment for Hilly Fields Prendegast, it’s a great secondary and some really good primaries around there too. Also super easy for Moorgate.

Richmond is going to be way out of budget!

Wouldn't 750k get you something in Teddington which would give you lots of excellent state options?

My advice would be don’t limit yourself to London. Look within M25 with good travel connections. You get more for your money house and garden wise. Having moved out of London to Hertfordshire (best thing we ever did) I can now get into Euston/kings Cross quicker (18mins) than when I lived in London. And I get to Heathrow in 30mins by car. Luton airport 20mins. Outstanding schools. 3 bed houses from £600k.

The biggest issue now with moving outside of London is the increased commuter costs, they can be extortionate.

Also another thing to be mindful of OP is falling school rolls due to the birth rates. This shouldn't have much impact on the best schools except for making them more desired as some may shrink their intake slightly however the ok schools will be impacted because of how funding is calculated.

I used to live in Ally Pally which was a lovely family friendly area with a direct line to Moorgate. The local schools (bounds green primary, Rhodes Ave Primary, Alexandra Park secondary) all had good reputations, but for that budget you'd likely only be able to get a flat.

We are in a similar situation and eyeing up Barnet for QE Girls school - I'm not familiar with the area though so following for more ideas! There are some decent houses in your budget though and on the tube too.

Bromley. You have the single sex Langley schools, co ed Hayes (new head) and grammar schools. There are others too both mixed and single. Just watch the catchment as can be mile or under. Loads of green space, and trains to LB or Victoria.

This will get you to hayes with money to spare https://www.rightmove.co.uk/properties/167233148?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY