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Moving to Tunbridge Wells/Sevenoaks/Tonbridge/nearby villages - please help!

9 replies

inuinnit · 09/03/2020 16:19

Hi - is there anyone who lives in any of these places who might be able to give some insight into what they're like to live in? I've read through some old threads but they're all a few years old and would LOVE some up to date thoughts.

Some background:

We currently live in Orpington, commute to Canary Wharf, one child (2y) with another on the way, and plans to have more. We're a bit spoiled re our commute which is about 45 mins door to door. We're also walking distance to both station and the high street and in catchment for a decent state primary. But we're running out of space and there aren't many options nearby for a bigger home which we could still afford.

Budget - could stretch to £2m although obviously would rather spend less. For that would want something huge and beautiful though which would last us until our kids are grown up.

Lived in London before (Islington) and although it was a bit of a culture shock moving to Orpington have really grown fond of it. I don't even mind that the town center is pretty scruffy and I like the proximity to London and M25.

Ideally I'd love to be within walking distance of a few shops and coffee shops as I feel pretty isolated with small children if I can't get out without putting them in the car. Wouldn't mind having to drive to a train station just for commuting.

If I could I'd move to the pretty side of Chislehurst but it's staggeringly expensive and not that many nice houses for the crazy prices. So we're thinking of moving further out.

Sevenoaks would be an option and the commute is ok but I have to say I don't like the town very much, it always seems a bit soulless to me? But maybe it's completely different living there.

Have spent some time in Tunbridge Wells and the town center is lovely to potter around in, reminds me a bit of being back in London which I do miss. There seems to be quite a lot going on as well. However I have a few reservations:

  • (1) It seems like a bit of a cult? Everyone looks the same, i.e. pretty well off, older, upper middle class and contented with designer dogs. I'd worry that we wouldn't fit in or that our kids would grow up in a bit of a bubble. On the other hand there are worse things than growing up to be posh and contented so maybe this is me nitpicking.
  • (2) Practically, the commute seems pretty brutal.
  • (3) A lot of the old threads say competition for school places is equally brutal. Is this still true?

I've also heard people talk quite a lot about Tonbridge or one of the other villages between Sevenoaks and TW as an alternative. Don't know so much about them but would love to hear any views/experiences.

Thanks in advance!

OP posts:
BarkandCheese · 09/03/2020 17:12

I’ve PMed you.

inuinnit · 09/03/2020 17:52

Thank you!

OP posts:
Movingwithkidz · 28/02/2021 23:39

Hi
I wondered if you moved and where you ended up. I’m debating a move to Sevenoaks with similar circumstances/reservations.

Thanks

SJaneS49 · 04/03/2021 13:45

@Movingwithkidz, happy to help if you’ve any questions? I’m outer Sevenoaks & know the area well

Ifailed · 04/03/2021 14:00

First off, the residents of Tonbridge won't thank-you for calling it a village, not least because it pre-dates Tunbridge Wells by several 100 years!
TW is a bit up it's own arse in some respects, as you've noticed, very much white middle-class. But then once outside of London the multi-cultural mix rapidly disappears (and sadly the 70s attitudes quickly emerge) throughout Kent.
You've mentioned schools, so will know that Kent still uses the 11+, and competition for the 'super-selective' grammar schools is fierce.
The commute is not so bad, and Tonbridge has two routes into Town, although the one via Redhill into Victoria is slower, and Sevenoaks has the stopping Thameslink into Blackfriars & St Pancras. You'll most likely get a seat as well.
As hinted above, coming from London is like stepping back into the past in terms of attitudes, casual racism and sexism is far more prevalent, & there is the usual chip-on-the shoulder you sometimes get about London. Be aware also of rising resentment towards Londoners moving out and buying up. Of course that has always gone on, but it is on the increase now, especially after Covid and the rise in wfh.
£2m will find you a lovely big country house in a big garden etc, or a very comfortable family home in one of the villages sic. Remember that public transport is nothing like London, buses are ancient, unreliable, infrequent and expensive. If you've got kids, be prepared to run a taxi service for them.

SJaneS49 · 04/03/2021 16:32

I going to agree with a lot of what @Ifailed said (and I think the original poster with the £2million might have stopped following this post as they posted back in early 2020, i was replying to the person querying about Sevenoaks recently).

We moved here 6 years ago from a rural East Sussex village. We’re previously Londoners. The throwback to the 70’s bit I’ve found less in Kent than in East Sussex - having said that, as a liberal pro EU leftie I’ve felt distinctly at odds with the majority here at election times! It’s very blue rinsed. It’s not as Aryan race as East Sussex - there is a steady movement of people down from London which in my area does include Black and British Asian families. My eldest DDs London Primary school class photo’s do look very different to my youngests!

Where to bass yourself though is really going to be all about property budget size, whether you want to State educate as much as feel. To focus on Sevenoaks first- it’s a pretty town with a lot of historic buildings and Knole Park right in the centre of town. It’s got nice pubs and restaurants. What it doesn’t have however is good shops - it’s very limited on that front so we tend to bypass it other than for nights out and strolls in Knole. Properties in the centre of town and in easy walk of the train station of a good size, well you’d need a lot more than in Tonbridge! Yes it’s screamingly middle class but that goes for this area of Kent really! There is a certain snobbishness in Sevenoaks and Tunbridge Wells about Tonbridge - largely unfair in my opinion. There are a lot of DFLs (down from London) in my area or from Bromley, so many it’s the norm and I’ve not personally experienced any ‘not from round here’ comments.

A lot of the properties you’ll see marketed as Sevenoaks are in outlying areas or villages. We’re in Borough Green which is technically Sevenoaks but actually is a separate village. Dunton Green & Bat and Ball are considered the least desirable areas - they are hardly rough though! Both have their own train stations but this adds on about 15 minutes to the commute - making it commute time similar to Tonbridge. Traffic into Sevenoaks around 7.30 onwards and from school pick up time is genuinely horrendous. The annual parking charge at Sevenoaks train station is not cheap.

If you’re going Private, lots of options here. If you are going to go State then as the PP mentioned, it’s something to really seriously consider whether it’s the right option. Yes, Sevenoaks is commutable you the grammars in Tonbridge and TW and soon we’ll have two not one of our own BUT only 25% of children pass the Kent test. Tutoring is endemic from Year 4 onwards within the middle classes along with a lot of stressing. It’s quite a lot of pressure to put on a 10/11 year old.

The State options here otherwise are not good. My DH has strong feelings about the fairness of the 11+ (going back to the leftie bit!) so grammars were out. Trinity is the best performing State but it’s a faith school with a 50/50 faith/non faith intake). Two years ago when we looked at it they’d only gone out just over a mile on non faith places - which ruled it out for us! Knole school isn’t as bad as it’s local reputation but it’s huge and it’s performance has been very patchy. The other option is Wrotham (v near me) which by Kent standards is one of the better options. It is over subscribed though and a small school. Around 50% of the kids here travel to schools in Tonbridge, central Sevenoaks, Maidstone and TW. My DD2 does. It makes for a long day for them!

If you like countryside and pretty villages - outer Sevenoaks has a lot of choice and you’ll get more (potentially much more!) for your money! Otford and Shoreham are gorgeous, have their own train stations but would be at the highest property end. Seal has no train station but cheap(er) properties. Borough Green is a bit mixed - cheap(er) properties but a lot of new build construction off the High Street. We do have our own train station and 3 mini supermarkets and a range of shops (but no decent pub!). Neighbouring Platt, Wrotham and Ightham are frankly prettier and BGs station used by people from all four villages. Properties in Ightham and Platt will be more expensive than Wrotham (which is probably my favourite). Wrotham is just in the catchment area though for Meopham school which performs top of Kent State Secondary leagues.

As @Ifailed says, the buses aren’t great! The journey into Tonbridge through outer Tonbridge takes forever for DD!

Tonbridge gets a bad rep from snootier areas but I personally like it, especially the historic area north of the river. The properties are definitely cheaper than it’s two main rivals and it attracts more of a mixed demographic but it’s a safe and not unattractive in the least town. There just isn’t a great deal to do in the centre of the town though (not unlike Sevenoaks) and a lot of the shops are pretty downmarket. On the school side, they have excellent grammars and a decent all girls school but if you have a DS and they fail the 11+ your options aren’t at all great (imo!).

Tunbridge Wells is a lovely, solidly middle class town with a few tougher area (which aren’t really London rough!). Yes even the teenagers look glossy but they do have by far the best shopping and out of London lifestyle options. Property compared to Sevenoaks is cheaper. The downside though is the traffic and longer commute. It has a lot of DFLs and politically Lib Dem’s are doing pretty well getting Council seats (it is predominantly Conservative though!). Of the three towns and if it had been purely up to me, I’d have chosen TW. The non Grammar state option is on the up since changing its name and quite a few kids train it down to Uplands in Wadhurst.

West Malling is also a town to consider. It’s got more blue plaques than you can shake a stick at and is on the Victoria line into London. It’s got a very good feel to it and some good restaurants and very decent pubs. It’s also cheaper than Sevenoaks. Kings Hill (a huge new build estate on the outskirts) wouldn’t be my choice though and it’s local Secondary is very poor.

This feels like an essay! If anyone does read this then hope you get something useful out of it and obviously, this is just my perspective!

Standrewsschool · 04/03/2021 16:44

West Malling is a pretty little village with a nice high street.

Kings Hill is a modern development built on an old RAF base. Its a place you’ll either love or hate.

Nice villages around Maidstone, and from Maidstone you can get into London easily. Grammar school system. Non-grammars vary - St Simon Stock is considered good. Lots of lovely countryside around.

East Farleigh

Hadlow

Hadlow 2

linton

SJaneS49 · 04/03/2021 16:58

St Simon Stock is a great school - just not a reality unfortunately for the non Catholics amongst us 🙂!

Ifailed · 04/03/2021 18:40

@Movingwithkidz
As this thread as come alive a bit, why not tell us what you are after - your preferences and the opposite?

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