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 :)

We will go and spend sometime maybe an afternoon in Orpington and see. Thanks for the info :)

We will go and spend sometime maybe an afternoon in Tonbridge and see. Thanks for the info and I have heard the samething that Tonbridge has changed massively due to the London crowd moving in.

Sevenoaks by a country mile.

I hear a very opposite views on Orpington and tad confused. As long as its a decent safer area with good schools and commute with kids activities within a distance, we are happy. The main bit is the value for my bucks when purchasing the house.

Thank you and we are more swinging towards Tonbridge due to budgeting reasons. We both have decent jobs but I feel unnecessary to spend money on private school at Nursery/primary level but YES for a secondary/college. Of course, people could have different opinions which I totally respect it. I'm hoping we could afford a private when our boy gets to secondary.

We will go and spend sometime maybe an afternoon in Tonbridge and see. Thanks for the info :)

Don't discount Paddock Wood and surrounding villages. 45min to Cannon Street or Charing Cross - same line as Tonbridge.

same line as Tonbridge.
But Tonbridge benefits from being on the Hastings line as well,plus it has a line to Redhill which can be useful if there's a problem with trains to Charing Cross.

A lot of the fast trains in rush hour do not stop at Orpington.

Parts of T Wells and Sevenoaks can be surprisingly hilly.

Orpington is in Greater London, which maybe useful some time in the future.

Tonbridge also has a really lovely community feel to it. Lots going on at the castle with live music, mini festivals etc and fairs etc.
really nice food and drink too with independent poo coffee shops, bars etc. there’s a really good Thai place for example.
the highstreet is a bit rubbish tbh but find me a small whos high street isnt suffering. There are a few nice indie shops going in here and there.
Sevenoaks can also be a little bit pretentious whereas tonbridge aways feels really friendly

you also have lots of good and outstanding primaries, although they do have quite small catchments so that is worth taking into account when moving. Slade for example is about 0.5miles. But the village schools around then to have a much bigger catchment and small classes so you really are spoilt for choice. There are fewer schools in Sevenoaks and the state primary is 3 form entry so is massive!
happy for you to pm me for any more answers, I’ve grown up here, moved away and come back!

I grew up around that area but have lived away for many years now so may be out of date, but for me definitely Sevenoaks, plus it’s got some lovely countryside & walks literally on your doorstep as well as Knole Park which is fab for kids. Many happy childhood memories of it. Probably the most expensive of the three you mention though.

Parts of orpington, petts wood, Farnborough, Keston and Bickley are lovely, nearby Chislehurst, plus you've got St Olaves selective grammar school. Good transport links too.

Thank you. We are more and more inclining towards Tonbridge.

Parts of Orpington are a bit dreary but surrounding areas like Petts Wood have more of a community and village feel. My daughter went to the nearby grammar and did very well there. Great for bringing up a family especially with the transport links and children being able to get around independently. Lots of clubs, sports facilities and independent shops.

To add thst lots of children from Orpington and Petts Wood, as well as Newstead and St Olaves can access grammars in Bexley and Kent. Weald for girls and the annexe for TWGSB have come out as far plus the places for those that go by score and have places for those out of county (Dartford Grammar etc). Chislehurst and Sidcup grammar usually come out to cover Orpington and Petts Wood.

Sevenoaks is lovely (grew up there) but not a massive amount of housing within easy walk of the station. Your husband will face a trek up a big old hill at some stage in his day.

Tonbridge or Tunbridge Wells much easier for that, I would err towards TW personally, but that's because I had a fab time living there! Still a big bastard hill from the station, but not as hard going as Sevenoaks! Lol.

However, lots of friends live in Tonbridge and love it, it's gone all fancy now 😊

Tonbridge has gone fancy? The last time I was out there there were piles of drunks rolling out of the wetherspoons and KFC. It has verdigris as a cocktail bar but what is fancy about it?

The high street is pound shops and charity shops.

How is the rent in all these 3 places - Orpington, Seven Oaks and Tonbridge? Looks like Tonbridge is cheaper and not that quicker in rental moves.

Rental market is hugely challenging in most places. Looking at Rightmove will only give you an idea, often adverts are still up while checks are going on.

In Orpington you may get a two bed flat for £1300 and a house for £1700 to £2100 per month.

Petts Wood doesn’t have many flats but the new ones by the station are extortionate, I saw one up for £1750 for a two bed, houses are more common but most are owner occupied so not swathes of rentals but more than there were ten years ago. A three bed semi might go for anything from £1850 to £2,300 depending on finish.

it will depend on whether cost or location is more important to you.

I've lived in both sevenoaks and Tonbridge

Sev is more costly hence why moved to Tonbridge

There are nice areas in both and also horrible areas - like in every town

Yes sevenoaks has its bad areas as well

You will get more for your money in Tonbridge

Both have great schools - private and state

Both have parks - pools - nurseries - lots of charity /cafe/estate agent in both high streets

Not a lot of shops on either tbh

But blue water is up the road and free parking

Both have good links to london

So really up to you. Have a look at both towns

Orpington is suburbia. Not a lot going for it and Sevenoaks is more village/small town but very wealthy area s

Tonbridge is a small town with a depressing high street but lots of good schools and surrounding countryside

Definitely not fancy 🙄

Also visit Tunbridge Wells.. yes the shopping centre is shit but that's the case everywhere

The High St is lovely and The Pantiles make it a fab town

how is Chislehurst and Sidcup when compared with Orpington?

FYI... Sevenoaks is defo out of scope for us and we are 50-50 with Tonbridge at the moment.

They're nicer if you want to be in Greater London

I don’t know Sidcup too well. Chislehurst is a bit sprawled out so depends where you are looking. Some parts are closer to Elmstead Woods station, some parts near White Horse Hill are near or on what was a council estate. Chislehurst has a wider stock of housing from flats and ex-LA to new builds and massive mansions with pools. If you are in the right location in Chislehurst you may be in catchment for Bullers Wood (separate girls and boys schools). Some estate agents will cal the more gritty parts of Mottingham Chislehurst so do be careful.

Fewer choices on the trains (only Charing Cross, London Bridge, Cannon St) whereas Orpington and Petts Wood you also have Victoria and City Thameslink. The triangle thst is located between Bickley and Chislehurst is popular (and expensive) for this reason as gives more transport choice.

Most of Chislehurst is lovely - much nicer than Orpington and with a lot more character. As a previous poster said, it's really well located for the Bromley and Bexley grammar schools, as well as the north Kent grammar schools. My mum lived in sidcup for many years, and the same would apply for schools. Property prices are very reasonable compared to many surrounding areas, but a large proportion of properties were built in the 1930s/40s onwards and there isn't nearly as much character as Sidcup.

Sidcup has quite a good high street and there are a couple of large supermarkets nearby, a small Waitrose, and several garden centres quite close by. There are more smaller independent shops in Chislehurst, and the same garden centres as sidcup are easily accessible.

Sidcup is much more an older person's town than the other places you've mentioned, but both sidcup and Chislehurst are very safe compared to most areas of London.

Out of the different areas thst have been mentioned in this thread, I would choose Chislehurst in a heartbeat if it was me.