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!

Or this https://www.rightmove.co.uk/properties/162585134?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY

Eltham - 3 bed properties with garden from around £450k-£500k; lovely area, good high street, great primary schools, Eltham Hill is a great girls non-selective secondary school, and Eltham is pretty much in the catchment for most of the grammar schools in the borough of Bexley.

Barnet is great. Lots of tube lines. Piccalilli line direct into Heathrow. Good buses lovely area.costs me £12 a day to.commute into town a day by tube.good links to motorways...

Richmond borough isn’t totally out of the question, you could look at the roads in the usual catchment for Waldegrave for example, or the Turing House catchment (Whitton?). The commute to Moorgate can be a bit of a pain in the arse though - slow trains to Waterloo and then a walk from Bank.

www.rightmove.co.uk/properties/165639113#/?channel=RES_BUY

Orpington (Bromley), schools are great and we have 2 really good grammar schools. 20 mins into London Bridge.

Just quoting myself to add that the Turing House typical admissions area is a bit odd - see this link for more info. So houses in the area I linked previously could be good for both Waldegrave and Turing House.

turinghouseschool.org.uk/documents/admissions/Admissions2025.jpg

I would suggest Hanwell. It is on the Elizabeth line so very quick to Heathrow, and direct to Liverpool Street in less than 30 min. Really lovely parks and green spaces. Good primary schools and Drayton Manor is an Ofsted Outstanding secondary. I just did a search and lots of 3 beds in your budget!

Itf you are happy with on the tube but outside London you could look at Chesham + surrounding villages. Still on the tube ( so under £16 a day return to Moorgate, relatively inexpensive and in catchment for Chesham Grammar (mixed) + Challoner's Girls and Boys. Good area for walking etc if thats your thing and has an open air swimming pool.

I was also going to suggest looking out along the NW area, along the Metropolitan line which goes straight through to Moorgate.

@OneLimeHedgehog are you in consulting ie need good access to the City but non London clients all over? In which case I wouldn’t centre my search for Moorgate access from the East and South - its definitely worth looking along the Met line to the NW parts of London. Easy access to Heathrow, M25, M4, M40 and others depending on how far out you go. This has been my life for too many years!

If you look along the line to Harrow, Eastcote, Northwood, Ruislip, Pinner, Ickenham and then across the Bucks border you will find each is full of people commuting into the city but also many travelling for work and wanting good schools and some green space. Its almost the definition of Metroland.

750k won’t buy you a large detached house but there are parts where you can get a decent Metroland semi for that sort of price. Probably 3 bed but with potential for a future loft room or extension.

Hanwell ticks several of your boxes I think. Great Liz line connections to the city and Heathrow and around the right budget for a 3 bed. Decent secondaries, great primaries

Lol just seen I'm not the only Hanwell recommender!

I saw a 3 bed Victorian terrace in east London - near Canary Wharf for £750k it’s a good location for a variety of schools and travel www.rightmove.co.uk/properties/167292698

Welling.
Prices are comparatively very reasonable.
Good primary schools and a number grammar schools as well. Lots a green space especially on the south side closer to Danson Park.

https://www.zoopla.co.uk/for-sale/details/71196181/

https://www.zoopla.co.uk/for-sale/details/70764202/

https://www.zoopla.co.uk/for-sale/details/70602322/

Good luck

Check Welling Bexley Sidcup

Yes, although the little one isn't baptised (yet!)

Very good point, and I hadn't seen that site. I'm not from the UK, so still getting to grips with all the different options and the whole system!

Do you have any names (including maybe where you are) to start with? Very intrigued!

Furzedown fulfills all your needs, including the Tooting Bec Lido. Great primary schools, and graveney secondary.

Thanks, hadn't considered there! Definitely don't want to limit ourselves just based on the work commute, as that can change over the years too. But it would be great to still be on the tube line, even if far out!

Yes, although the little one isn't baptised (yet!)

That gives you loads more options (as long as you have the certification of practice) as you can apply to Catholic schools in different boroughs.

There are some excellent Catholic options

Those who asked about West Norwood/Streatham - you've got Kingsdale, Norwood School, Dunraven and Bishop Thomas Grant which is a v highly rated Catholic school.
However I'm making an assumption you want a good local state school in a part of London with a strong community feel rather than anything super high flying or an academic hot house.

As a pp says, everyone has different ideas of what constitutes good, and what would match the needs of your own children.

Not quite London. But I recently moved to Kent near Dartford. So close to London, outstanding Primary schools and Grammar schools for secondary. Train straight into London Bridge. Close to some lovely green spaces, my favourite is Boxhill Park. Also, bought a lovely 4 bed for 500k.

Look at Bushey, Watford, Northwood. Good luck.

Those who asked about West Norwood/Streatham - you've got Kingsdale, Norwood School, Dunraven and Bishop Thomas Grant which is a v highly rated Catholic school.

BTG is very good but I personally wouldn't see Dunraven or Norwood as good options. Years ago Dunraven was very good but their results haven't been great for some time now. I know that area has been very impacted by falling school rolls so maybe a lot of dc now go to other schools. Kingsdale is also good but a lotto system so never guaranteed.