Buying a family home in london

[Waliahimanshu]

We’re a family of four with two kids primary and secondary school aged moving from south west.

We looking to move and buy into safe area, decent hight street , and outstanding senior schools, is one of our main priorities.

Work hybrid 3 times a week. So up to 1 hour commute with good transport links would be ideal.

We not looking to move again due to schools, so ideally an excellent area where we can potentially buy a house future with the budget if 650k~

Would really appreciate any suggestions or experiences from people who’ve been through a similar move and bought in London

All 3 of mine went there and excelled.

Bleary morning eyes, I read that as expelled!

Orpington is in the London Borough of Bromley which goes right out into the country beyond...see, for example, ULEZ row, which seems to have died down. Some people remain confused by the effects of the London Government Act sixty years later. I think it's because the Post Office, quite understandably, didn't introduce new London postcodes and kept the original county names, Kent etc. which aren't necessary anyway now with postcodes.

You could maybe get a 3 bed somewhere in barnet or Enfield it would need decorating / work in fullness if time

Enfield Town is 40min to Liverpool street
https://www.rightmove.co.uk/property-for-sale/map.html?minBedrooms=3&propertyTypes=detached%2Csemi-detached%2Cterraced&maxBedrooms=4&sortType=2&areaSizeUnit=sqft&viewType=MAP&channel=BUY&index=0&locationIdentifier=REGION%5E79766&numberOfPropertiesPerPage=47&transactionType=BUY&displayLocationIdentifier=undefined&maxPrice=650000

I'd avoid the Edmonton side.

Crikey
id be looking at Essex with your budget

Plumstead, walk to Woolwich for Lizzie line, the common is in reach for Bexley grammars, but the fall back isn’t great.

Hi - which secondaries are excellent in this area if you don’t get into grammar?

maybe Enfield op - but we are in Tottenham at the moment right on the line to Liverpool Street on a 2 bed that we paid 430 for 5 years ago a we looking to love to a 3 bed and we looking at between 6&700 for anything decent near the train

we can get something in your budget but would involve a 30 min walk to the train or a bus - which is a hassle tbh

we looked in Enfield too and again if you want to be near the train the pricy - if you can go further out from train it’s possible - but it adds a lot of time on your your day

also the trains aren’t as frequent (maybe every 30 mins)

whereas where I am I pick up the cheshunt line and Enfield line so have more train options and regular trains!

the Tottenham high road is a shit hole though 🤣🤣

Enfields is deffo nicer

Most people i know go to highlands and are very happy with it.

You can look at school performance here

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

Grammars aren’t the only good schools - there are very good comprehensives that do well by each ability group! And moving for grammars is risky if the non grammar option lacks the opportunities of a good comprehensive. Moving for the super-selectives listed here would be madness, IMO!

Coulsdon, Carshalton, Caterham, Sutton all have lovely houses in your price bracket but not sure the transport is on the best route for Liverpool St. There areas are v green, lovely parks and commons etc

Can get a 3 bed in Highams Park near the station which goes into Liverpool Street in 20 mins. Multiple good high schools nearby.

www.rightmove.co.uk/properties/174438281?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY

Sutton & Kingston definitely have at least one excellent non grammar option but you need to look at catchments carefully.

@Waliahimanshu If you are Catholic you have more options.

@ArtAngel what are the excellent schools
in Carshalton, Coulsden & Caterham?

Is that not a nightmare commute to LP St?

Thank you. We are looking at a house north of Enfield Town in the area you highlighted but not quite sure you can get into that school as it’s quite far.

Windsor.

Wren Enfield is also very popular if you don't mind strict.
St Anne's Catholic girls is an excellent school if you're that way inclined but no longer has a 6th form.
Enfield Grammar Boys and Enfield County Girls are ok.
Winchmore is increasingly popular.
Chace Community never had a great rep but is having massive investment into its premises.
Southgate used to be perceived as good; not sure now.
All the above are comprehensives but are nothing to be afraid of.
The Latymer School in Edmonton is one of the last remaining grammars and best schools in London but extremely competitive and you definitely need a strong back up plan, even for the brightest child.

Why Zone 4? Is that to minimise commuting time or to be closer to M25/countryside?

I think you will have to compromise on criteria with that budget, definitely have a look at Chelmsford for commuting into Liverpool Street.

Petts Wood/Orpington if you're happy with walk from Cannon Street to Liverpool Street area (not worth the hassle of tube for the distance) and want to be in suburbs.

Hello,

Have a look at Mitcham. It’s a very affordable pocket near Tooting and within travelling distance to the excellent state grammars in Sutton. Generally around that area/ Sutton as others have mentioned would work with your budget. Not ideal for commuting to Liverpool Street but doable - Mitcham goes on Thameslink direct to Farringdon which is a pleasant enough journey and then it’s only a couple of stops to Livpool St on the tube.

yes they are London, they aren't inner london or central london but they are in London. London Borough of Sutton and London Borough of Bromley respectively.

OP hasn't answered questions or come back.

Techincally they are in London but they are suburbs. If I wanted to live in London I wouldn't choose suburbs, personally. My kids have flown the nest so I can more or less go where I like, within budget restraints.

Well the OP's kids have not flown - they include primary and secondary aged kids. And they clearly indicate a potential commute of an hour - which includes suburbs.

So, there you go.

Getting to Liverpool Street is very easy from some parts of SE London now. If you live on the Windrush Line, you can change at Whitechapel onto the Elizabeth Line. Or, as others have said, use a line that terminates at Cannon Street and walk. No idea about the budget but there are plenty of good schools dotted all round London. If the OP is coming from an area with no grammar schools and therefore hasn't bought into the insane and high-pressured world of getting children tutored for the tests from an early age, she's best advised to look for an area with good comprehensives. I know Hayes School used to be well thought of, and that's on a rail line that goes to Cannon Street (if you change at London Bridge, which is easy).

But this thread isn't about your circumstances. OP wants an hour commute to Liverpool street and with her budget that's exactly the London suburbs. Whether you personally consider these London boroughs to be London has no bearing on what the OP is asking.