So you want to live within commuting distance of London, yet have a great quality of life with good schools for your kids? Whathouse.co.uk has researched five of the best places to live near the M25 that offers all of these choices.
- Beaconsfield, South Buckinghamshire, HP9
- Harpenden, Hertfordshire, AL5
- Wallington, Surrey, SM6
- Ware, Hertfordshire, SG12
- Kingston-upon-Thames, Greater London, KT1
The five best places to live near the M25 fall into the following criteria:
· Located within a ten-mile radius of the M25
· Comprise the best-performing state schools based on GCSE achievement
· Have lower than average crime rate
· Provide ease and speed of access into London by rail
· About this data
Beaconsfield, South Buckinghamshire, HP9
whathouse.co.uk has nominated Beaconsfield as one of the best places to live near the M25.
This article covers:
· Overview of Beaconsfield
· Property market in Beaconsfield
· Transport links to London from Beaconsfield
· Best-performing schools in Beaconsfield
Introduction to Beaconsfield
Location: Beaconsfield is located in South Buckinghamshire on Junction 2 of the M40, northwest of central London and less than 4 miles from the M25.
County: South Buckinghamshire
Population: 12,000
One of the most prosperous towns in England, Beaconsfield is an affluent, charming town surrounded by green belt and ancient woodland. The town is divided into two parts - the picture-postcard ‘old town’ is characterised by historic cottages and wide, leafy avenues, and the convenient ‘new town’ with high-street shops and the train station.
Property in Beaconsfield
Average house price: £676,765
Capital appreciation over 5 yrs: 51.75%
Although the average house price is high at more than £600,000, it is possible to buy a modest terraced home for around £220,000, or a modern semi-detached home for around £300,000 - especially in the new town. Period properties will fetch more – for example, a 17th -century two-bedroom terrace in the old town will cost around £350,000. There is also a range of newly built apartments and houses at all price levels.
Transport in Beaconsfield
Rail links to London: Beaconsfield – Marylebone: 29 minutes
Seer Green – Marylebone: 31 minutes
Distance from M25: 4 miles
Nearest M25 Junction: 16
Schools in Beaconsfield
Beaconsfield boasts an excellent range of schools, both state-run and private.
Best state-run school: Beaconsfield High School for Girls
Wattleton Road, Beaconsfield
Beaconsfield High School for Girls is the best-performing state school in Beaconsfield, with an overall GCSE achievement of 99%. The school’s catchment area currently covers most of the town.
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Harpenden, Hertfordshire, AL5
whathouse.co.uk has nominated Harpenden as one of the best places to live near the M25.
This article covers:
· Overview of Harpenden
· Property market in Harpenden
· Transport links to London from Harpenden
· Best-performing schools in Harpenden
Introduction to Harpenden
Location: HarpendenHalfway between St Albans and Luton, Harpenden is 7 miles from the M25, which is accessed from Junction 8 or 9 of the M1.
County: Hertfordshire
Population: 35,000
A respectable town with a traditional English village atmosphere, Harpenden is pretty difficult to beat. With 238 acres of open space, there are many thriving sports clubs, including a very well-regarded cricket team. The town benefits from an attractive centre with adequate shops, pubs and restaurants. While surrounded by open countryside, Harpenden is characterised by its own commons and greens, notably Harpenden Common, which stretches for more than a mile from the south, right up to the edge of the shopping area.
Property in Harpenden
Average house price: £366,074
Capital appreciation over 5 yrs: 42.18%
There are plenty of multimillion-pound properties in Harpenden, particularly those adjacent to the two golf courses or the East and West Commons. The Avenues are also particularly sought-after, being handy for the train station. However, it is possible to find modern two and three-bedroom houses for between £200,000 and £300,000 in Southdown and Batford, to the east of the railway line. There are some Victorian cottages, particularly near the centre of town, and a good range of characterful country residences in the posher neighbourhoods.
Transport in Harpenden
Rail links to London: Harpenden – King’s Cross Thameslink: 28 minutes
Distance from M25: 7 miles
Nearest M25 Junction: 8 or 9
Schools in Harpenden
Best state-run school: St George’s School (90%), Sun Lane
Sir John Lawes School (83%), Manland Way
Two of England’s best-performing state schools are based in Harpenden – Sir John Lawes and St George’s, which are both located northeast of the town centre.
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Wallington, Surrey, SM6
whathouse.co.uk has nominated Wallington as one of the best places to live near the M25.
This article covers:
· Overview of Wallington
· Property market in Wallington
· Transport links to London from Wallington
· Best-performing schools in Wallington
Introduction to Wallington
Location: The suburb of Wallington is located in the London borough of Sutton. It sits inside the M25, which is 6.5 miles away, with Junctions 7 and 8 the nearest.
County: Surrey
Population: 20,000
The suburb of Wallington is divided into two main areas – Wallington North and Wallington South – which both contain a mixture of Victorian, Edwardian and 1930s houses, as well as more modern flats and terraces. Wallington North sits between Hackbridge and Wallington train stations, and comprises the main shopping area. This part of town benefits from the River Wandle, the large Beddington Park, and Wallington County Grammar School.
Property in Wallington
Average house price: £252,024
Capital appreciation over 5 yrs: 57.81%
There are plenty of adequate family homes in this area for between £200,000 and £300,000. However, the prettiest part of town is Wallington South, which rises uphill from Wallington North along Woodcote Road. Flanked by Beddington and Carshalton, Wallington South includes Woodcote Green and Wallington High School for Girls. There are plenty of quiet, leafy avenues and cul-de-sacs tucked away behind either side of Woodcote Road, with handsome semi-detached and detached homes. The private roads such as Woodcote Avenue, Dower Avenue, and Onslow Gardens are particularly sought-after. Properties in these neighbourhoods tend to fetch well in excess of £400,000.
Transport in Wallington
Rail links to London: Wallington – Victoria/London Bridge: 28 minutes
Hackbridge - Victoria/London Bridge: 22 minutes
Carshalton - Victoria/London Bridge: 25 minutes
Distance from M25: 6.5 miles
Nearest M25 Junction: 7 and 8
Schools in Wallington
Best state-run school: Wallington High School for Girls, Woodcote Road
Wallington County Grammar School for Boys, Croydon Road
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Ware, Hertfordshire, SG12
whathouse.co.uk has nominated Ware as one of the best places to live near the M25.
This article covers:
· Overview of Ware
· Property market in Ware
· Transport links to London from Ware
· Best-performing schools in Ware
Introduction to Ware
Location: Ware is situated in the Lea Valley, north east of Hertford, just off the A10. It is 6.5 miles from the M25, and is nearest to Junction 25.
County: Hertfordshire
Population: 17,000
The small market town of Ware has an interesting history, being built on the Roman Ermine Street. Lady Jane Grey was proclaimed Queen here in 1553, and there are many historic buildings dating from the 14th century. A major malting town until the 1990s, many of the old maltings have now been converted into stylish apartments overlooking the River Lea. Other riverside dwellings include a few narrowboats, and unique 18th-century gazebos with gardens backing onto the river.
Property in Ware
Average house price: £235,913
Capital appreciation over 5 yrs: 47.51%
There are some decently sized mews houses and cottages that were once stables and courtyards along the high street. A listed four-bedroom house here will sell for upwards of £350,000, though it is possible to pick up a modern three-bedroom terraced house with garden, close to the town centre, for around £180,000. However, the south side is much favoured, being in the catchment area of Presdales School for girls, and near to the golf course. A typical four-bedroom detached property fetches upwards of £450,000 in this part of town. There is also a good selection of new-build flats and houses, particularly by the river and on the outskirts.
Transport in Ware
Rail links to London: Ware – Liverpool Street: 42 minutes
St Margarets – Liverpool Street: 30 minutes
Distance from M25: 9 miles
Nearest M25 Junction: 25
Schools in Ware
Best state-run school: Presdales School, Hoe Lane
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Kingston-upon-Thames, Greater London, KT1
whathouse.co.uk has nominated Kingston-upon-Thames as one of the best places to live near the M25.
This article covers:
· Overview of Kingston-upon-Thames
· Property market in Kingston-upon-Thames
· Transport links to London from Kingston-upon-Thames
· Best-performing schools in Kingston-upon-Thames
Introduction to Kingston-upon-Thames
Location: Ten miles south of central London, in the Royal Borough of Greater London, 8.5 miles from the M25, nearest to Junction 9.
County: Greater London
Population: 150,000
One of only four Royal Boroughs, Its history stretches back to Roman times, followed by a rich monarchical presence throughout the ages. Today, the centre of Kingston is a busy retail centre, with a university, trendy bars and restaurants, entertainment and leisure, with a popular riverside scene.
Property in Kingston-upon-Thames
Average house price: £272,506
Capital appreciation over 5 yrs: 59.32%
Despite Kingston’s bustling centre, Kingston comprises plenty of peaceful family neighbourhoods. Perhaps the most upmarket neighbourhood is Coombe, with large Victorian, 1930s and newly built detached homes. Typical prices here range between £500,000 and £2 million – the latter particularly in Coombe Hill. However, Kingston offers a diverse choice of property with more affordable price tags, such as the many semi-detached properties built in the 1920s, 1930s and later. A modest, three-bedroom, terraced or semi-detached house can be picked up in Kingston for around £300,000. A one-bedroom newly built flat can command upwards of £250,000.
Trendy riverside developments such as Charter Quay and Canbury Gardens fetch much more of course, but you can, if so inclined, buy a houseboat on the Thames from around £50,000. Alternatively, there are some magnificent properties overlooking Richmond and Bushy Parks that, unsurprisingly, can command astronomical sums.
Transport in Kingston-upon-Thames
Rail links to London: Norbiton – Waterloo: 29 minutes
Kingston – Waterloo: 31 minutes
Distance from M25: 8.5 miles
Nearest M25 Junction: 9
Schools in Kingston-upon-Thames
There are the two high-performing Tiffin schools – one for girls near Richmond Park, and one for boys near the town centre.
Best state-run school: Tiffin School for boys, Queen Elizabeth Road
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