Orpington vs Sevenoaks vs Tonbridge or nearby?

[Devamma]

dear all,

We are a small family and my boy is 10 month old. I wfh and husband works in the City. We are considering moving from Berkshire to either one of these areas - Orpington, Sevenoaks, Tonbridge or nearby.

The main reasons for the move is the commute and the schools. We are considering good state schools or Grammar if our boy do well down the lane. Along with schools and commute, living, community spirit, entertainment and Child activities are a must too.

The idea is to rent in one of these areas and then buy a suitable property (hoping that day would come sooner than later).

Any advice is much appreciate :)

Sevenoaks all the way if you can afford it! can't comment on Orpington but Sevenoaks is a lovely area with good schools grammar and private and a decent high street.

Tonbridge is good- lots to do and lots of shops plus good schools private and grammar but has rougher areas and used to be known for being a bit rough. Although that has changed now I believe with more Londoners moving into Tonbridge bringing up the area. Tonbridge local council is good from what I have seen.

Sorry I read state as private for some reason! Both have good state schools, Tonbridge has Judd!

Appreciate the info. I believe there is a difference between the rental/buy prices for sevenoaks & Tonbridge.

When it comes to Tonbridge, are there any areas to avoid?

No worries. Just the state and grammar schools. I'm hoping, we could afford a private by the time he gets to secondary.

Yes there is a difference, Sevenoaks comes with a certain level of prestige! Lots of celebrities live/have lived there. I don't know the ins and outs of Tonbridge (I'm originally from Tunbridge Wells), so not sure if there are any specific areas to avoid, I would probably look towards Hildenborough way and central/north Tonbridge if I were looking to buy. Tonbridge is definitely up and coming- we love going to Haysden park and the often have events at Tonbridge Castle.

I would recommend Tunbridge Wells for the sake of an extra 15 min commute.
Excellent primary schools and secondary schools.
Safe town, more entertainment for all ages.
I was brought up in Sevenoaks and it was so boring for teenagers which I think is still the case.Tonbridge not great after dark but has a lovely park and open air swimming pool and also better choices of supermarkets.
Tunbridge Wells just offers a lot more and close to Ashdown Forest and the coast ,Eastbourne/ Hastings/ Brighton.

Definitely NOT Orpington!

Sevenoaks and Tonbridge both much nicer than Orpington. What’s your budget and which station do you need to go to? Hayes/ West Wickham are both nice and have great schools/ trains to London Bridge.

I used to live in Orpington and it was the most boring place ever with nothing going for it at all apart from the fast trains into london. I was very glad to leave!

Areas of Orpington are very pleasant, and it's a lot more affordable than either Tonbridge, or Sevenoaks. It also has one of the top state grammar schools in the country: St Olave's Grammar School, 6th in the league tables, founded in 1571. Orpington also has excellent fast train services into Charing Cross and Victoria, a Saxon priory, and a Roman villa.

After living in Tunbridge Wells I would say no to Tunbridge Wells- sadly it is on the decline, the shopping centre is derelict and the council are adamant on building more retirement properties instead of infrastructure that benefits the young and the town :( it used to be really good but not anymore unfortunately. Hoping something might change in the future. It does have great schools and parks though!

Yes agree about the shopping centre! Think that is a problem in many towns now.

Have you looked at the Maidstone outskirts - Weavering , Bearsted, Hollingbourne , Leeds - the schools particularly in the first two are excellent , they are nice areas for raising children and close to countryside , coast , London and the channel tunnel .

Thank you.

Budget is upto 600k (3 bed semi-detached maybe). I work from home and our boy is 10 month old. Need a good nursery followed by a primary school and on a longshot, secondary obviously.

Husband works in the city. Either Cannont street, city thames link or London Bridge should do as he contracts and revolves around the square mile.

Any particular reason. I see some decent schools including Grammar and also 15 mins to London Bridge.

We need some form of closer access to either Gatwick or Heathrow hence looking at Tonbridge, Orpington etc....

It’s just not very nice in my opinion.

The Town centres a bit rough. It has a big Tesco and lots of retail outlets on a long main rd quite like Croydon. It always strikes me as where people go if they can’t afford Bromley.

No reason at all! You will find somewhere in your budget, the primary and secondary schools are mostly very good indeed, both the grammar schools* are brilliant although hard to get into, and the commuting is excellent. The shops are adequate, there's a sports centre, a very modern cinema complex, and and you are close to a good hospital. Don't let snobbish comments put you off!
*It was a St Olave's old boy founded Harvard University, and Emma Raducanu went to Newstead!

Orpington is good. There are lots of good primary schools. There are many good secondary schools within easy reach, many people travel to Sevenoaks/Tonbridge etc for them as well as local ones. (Harris Academy is a bit rough). High street is a bit run down but there is easy access to Bromley/Bluewater/London. Mixed prices. Central Orpington near the high street is nicer but more expensive than eg St Mary Cray and St Paul's Cray which can be a little rougher in parts. Excellent transport links. M25 very close.

Sevenoaks is good too. Again lots of variables. Some areas £££. Less buses than Orpington but still lots and frequent trains to London. A21/M25 close by. Lots of good bits.

I don't know Tonbridge, but Sevenoaks is lovely. I grew up in Orpington, and while there are a couple of excellent super selective schools in the town, it is the most boring place in the world, and has really deteriorated in the years since I left home.

My best friend is from the area.

She calls them
AwfulTown
Scumbridge
Scumbridge Hells

Sevenoaks is OK but surrounding areas are a bit crap. Bat and Ball is rough

Does she though? Why? Tonbridge has changed so much over the last 10-15 years with London money coming in and t wells was certainly smart in the past.
I agree Tunbridge wells has gone downhill and tonbridge is probably more expensive now and smarter. Also it’s 10-15 mins quicker to London on the train which can make a huge difference.
Sevenoaks is lovely but mega bucks compared to tonbridge/Holdenborough/Weald/underriver etc and any of the surrounding villages are lovely and not far to Tonbridge or Hildenborough for the trains

Tonbridge is horrid. I've spent a bit of time there and the high street is dreadful. Where are all the shops everyone speaks of?

It's a suffocating place with nothing to do.

I have lived in both Tonbridge and Sevenoaks. Both are lovely but prefer Sevenoaks for the quicker commute. As for things to do - both have various activities for small children, plenty of groups for mums, a leisure centre, plenty of gyms, both have nice parks. ahopping is rubbish in both but I have contributed to thid by mainly shopping on line. Tonbridge has more ethnic food stores if that's important. There are a selection of eateries in the vicinity and again love Sevenoaks as it's so easy to go out in London. i will say that if you make good friends then you will find plenty to fo anywhere! State primaries are good in both but for secondary, there are no true comprehensives if your xhild doesn't make grammar. If you can afford it and you have a DS, Tonbridge School is amazing (13-18)