Reigate, Sevenoaks or Tunbridge Wells?

[Nooyorknoooyorkkkkkk]

Quite like all these places but no one is winning over the other. Any info or insider opinion about which place would suit best?
DH needs to commute pretty much daily to the city. Long hours. I'm freelance but may need to be in as well 1-2 day a week.
Two young preschool kids.
£1m budget.
State primaries. Prefer good state secondaries but would consider private.
Need to be somewhere with some character and life. Friendly community feel. Lots to do both for kids and us.
Prefer period do-re upper home.
Hmm think that's it!
Thank youuuuuuu.

I have lived in Tonbridge for about 3 years now. DH's family all live around Tonbridge, TW and Sevenoaks. I will second Mrs Florrick; hello neighbour!

The commute from Tonbridge is easy enough about 32mins - 45mins into London.

Both TW and Sevenoaks will have more period houses but I have just spotted some period gems around your budget in and near Tonbridge.

For the schools, both primary and secondary are very good in Tonbridge. I have heard that there are not many secondary schools in Sevenoaks but I believe they can apply to the Tonbridge grammars. 3 yrs ago Reigate primary catchments were also a problem, dont know how they are now. So for Primary schools, careful consideration for both TW and Reigate.

I live in North Tonbridge and commute from Hildenborough as there is a lot of traffic into Tonbridge at that time in the morning so it is something you should also consider. As the distances covered are not great, it could take you 20-35mins to get to the station, park and run for your train at Tonbridge. Maybe the same at TW and Sevenoaks. It currently takes me 10mins to drive to Hildenborough.

Tonbridge high street is not functional, ok there are pound shops but also as posted earlier by someone else, lovely cafes and a waitrose. The walk to the station from North is a lot pleasant that the walk from south.

oh and the coach mentioned by SqueegyBeckinheim, yes it also operates in Tonbridge. It drives past my house!

www.centaurtravel.co.uk/tonbridge-london-timetable-02-12-2013

Apparently it is very comfy, wifi, etc and you definitely get a seat. I thought about signing up as the prices were on par but my work heavily discounts my train travel but I definitely would have considered it.

I've lived in Sevenoaks for three years. Two young children - one at preschool and one at Primary.

The town is the friendliest I have ever come across - I have met loads of people through school, neighbours etc. My children don't go to private school so I don't come across the very 'Sevenoaksy' set (4x4 driving, gym bunnies, nannies even though they don't work, children at private school). Most people I know live in modest houses (in relative terms) and have very little spare money for holidays etc.

The town is quite dire for social life but there are lively chain restaurants and pubs. Enough for the amount a standard parent goes out. London is very easily accessible for a bigger night out. TW is also accessible for a night out.

TW is a lot bigger and I don't think I would have met the same amount of people - you bump into people at playgroups, cafes etc as it is small.

State primaries are really good - I was happy for my children to go to any of them. The catchment areas are small and don't go on what estate agents say. You have to factor that in when you buy a house but you can always go on a waiting list for your preferred one and move them.

You can't fault the commute - it is very quick. TW is around 25 minutes longer which you notice on a daily basis.

Not Reigate! It's soooo dull, restaurants are all (vaguely Italian) chains, no events going on, not friendly as a rule and the traffic can be terrible in the mornings. Plus it's not even that good for commuting (although redhill is). It does have a nice park and specialises in shops for well off middle aged women.... It's perfectly nice but perfectly dull! Schools wise I only know private and have heard good things though.

None of these places will compare to London, although if you're a walk to the station then it's just as easy to hop on the train for a night out rather than stay local.

Our social life is out in London, visiting friends (here or further afield), family dinner at local pub. Most of these towns will have a decent amount of community events - beer/food festivals, theatre, cinema etc but definitely a different calibre than London.

I guess you need to find out what your deal breakers are, whether day to day commute, frequency of trains, drive or walk to station, shops etc and work from there.

I've never been to Tonbridge but know lots of people whose kids go to the excellent grammars there.

Good luck, it's a big decision!

Ha ha so many opinions! Oh dear. Hmm. I was a bit concerned by the sevenoaksy thing. Maybe I wouldn't notice it, but being a leftie guardian reading vegetarian perhaps I would :-p ditto Reigate.
Tonbridge primaries - maybe I haven't done my sums correctly but there didn't seem to be any decent ones within striking distance of the station. We would need to be within walking distance - which also then puts the nicer north tonbridge houses a bit out of range. I think the good primary is woodlands still which is too far away. Plus I do need a good high street. Probably very shallow of me but like being to walk to naice shops. I could ponder over whether driving to TW to get fix would work. I did like the park there.
TW currently top again. Battling with commute issue plus figuring out how logistics would work when at school and both working in London....

Do you not rate Slade? I haven't used it but it has a good reputation, people seem to fight to get a place there.

The high street is pretty awful for shops in Tonbridge.

Can't help on Reigate but we looked at houses in Sevenoaks, Tonbridge and TW before settling in Sevenoaks 4 years ago - we moved from the Herne Hill/ Dulwich area as well. For what it's worth here are my thoughts:

All three are great for access to beautiful countryside - great kid friendly attractions (e.g. Hever Castle close by) and the Kent and Sussex coast are easy day trips in summer and getting to a central London office without needing an onward tube journey.

7oaks: nice high street akin to that of nicer London suburbs with choice of chain restaurants and one or two decent independents. It is a small town though don't expect too much but perfectly pleasant for a wander... Knole Park is the best feature and really rises the town above average, really special to have something like that on the doorstep. Small independent theatre and cinema is also pleasant but again don't expect the Ritzy.

Transport wise the best of the 3 not only fastest trains but alternate routes available e.g. From Blackfriars reduce the reliance on one line and London stopping services end there and are due to become part of the overground network. Otford is a village close by on a separate line to Victoria also helpful. Most convenient for M25 and therefore airports, blue water (only 20 mins or so) and rest of country - Tonbridge 10 mins further on and TW 20 maybe more depending on location.

Schools wise primaries great but catchments small you risk your child being sent to an outlying village if you end up in a black hole . Secondaries more complicated and for grammars kids commute to Tonbridge or TW. Girls grammar now on way though and plans afoot for boys to follow though not certain.

As for 7oakiness yes there's 4x4 driving red trouser wearing folk but certainly no more than in many parts of London and Surrey and not noticed any difference with TW in that regard - the only thing I'd observe is for better or worse Sevenoaks is slightly brasher than TW - a slight nod to being a little nearer to Essex and if anything less cricket club and Tory with a small t. Also obviously the most expensive you're looking at the biggest compromise house wise for your dosh.

For me TW whilst the biggest of the 3 with the best facilities and in some ways the nicest is too far from London if both of you need to commute regularly. Especially as the facilities aren't so great you won't want to be in London for non work reasons fairly regularly as well. For us jumping on the train down to T wells once every couple of months is fine (and I disagree with the poster who doesn't rate Thackerys it's great and puts the value offered in many London establishments to shame - worth visiting wherever you end up).

Tonbridge you'll get the best house but you'll need to compromise on the high street - you might find in 10 years time it doesn't look too different anyway.

I'm curious what field you're in as a freelancer? IT?

I'm not sevenoaksy! I don't vote conservative, don't own a 4by4, my husband doesn't wear red trousers, children won't be going private etc. I don't think Sevenoaks is soulless, it has nice shops, restaurants, green spaces etc. We moved from London last year as we wanted more space and I work in Tonbridge so it's nice and close. My husband drives into London (has a van so can't get train). If commute hadn't been a factor I probably would have gone for tunbridge wells but we are really happy in Sevenoaks. People are really friendly and I haven't met anyone super posh yet. Investment wise Tonbridge is probably the most sensible but that doesn't seem to be what you're looking for. As an aside I'm really glad we left London, we can pop in the car or on a train to some beautiful places.

the current from TW is currently terrible but it gets a lot better in August:

www.southeasternrailway.co.uk/download/18891.6/august-2016-draft-timetable-book-4/

this was the game changer for us. A fast train to london bridge is 45 mins and there are 4 an hour.

sorry current commute

One thing not mentioned so far is the weather. Sevenoaks often has an overcast kind of microclimate compared to further south. DH works there and finds it hard to believe the difference.

I live in Tonbridge and commute to London Bridge but if I had more funds, I too would move to Tunbridge Wells. I like the vibe there.

But as time as gone on, I have come to appreciate Tonbridge more. Ok so it is the poorer cousin sandwiched between the wealthy Sevenoaks and TW but it has a functional high street. It has improved over the last 18 months with a butchers and posh cafe. I can only imagine it getting better. DH tells me a posh fish and chips has opened up on the high street near the station. See, gentrification afoot!

Woodlands school is rated the better primary school and I dont live very far from it hence I drive to the station. I dont know how far its catchment stretches but that was the compromise I was willing to make be walking distance to the ILs. There are some lovely homes within your budget along the roads of Dry Hill Park road, Ridgeway that I believe are within walking 10-15min distance to station but then you might out of catchment for Woodlands.

The bar/pub scene in Tonbridge is dire though. There is no way round that one I'm afraid.

We live in a village about the same distance from Sevenoaks, Tonbridge and Tunbridge Wells so I think that's the best scenario . We use all the towns to a greater or lesser extent and I see it like this.

Sevenoaks: we use the station, excellent London service. And the shops, easy to park and get instant access without a trudge to M & S, good shops and nice (chain) restaurants. Sainsburys in Otford.

Tonbridge: I admire Tonbridge, it tries to be gutsy amongst it's more affluent neighbours. I think it's great for families with younger children; fantastic swimming pool with outdoor one as well, Hayesden Country Park with at least two childrens play areas including crazy golf, outdoor gym equipment, tennis courts, fantastic walks around lakes, canoeing. The main road through could become really fab if long overdue better shops or restaurants came in; the basics are there with the castle, the river, Tonbridge school. Graze, FinchHouse, Basil, all good for breakfast, coffee, lunch. Waitrose. Sainsburys. Cheaper house prices? It just falls down on restaurants and things to do in the evening.

Tunbridge Wells; offers the most probably. Restaurants, theatre, parks. Very pretty in places. Sainsburys! Downsides are that traffic is horrendous, commute isn't as good although sounds as though it's improving.

My sister lives in Reigate; I'm sure it's fine but I prefer Kent to Surrey.

We are staying where we are for next 10 years or so or until youngest has left home, then we'll probably move into one of those. Tunbridge Wells looks more likely. Sevenoaks leaves me a bit cold, not sure why.

I'm not sure about the primary school situation anywhere, ours went privately. Now at senior school. Senior schools can be a total nightmare, although I think that's similar in many places.

The other thing that I noticed, Tonbridge too is quite wealthy in its own terms. Average house prices are quite high and not to be sniffed at. I looked into moving to a better nicer road on the Higham wood side and worked out that we needed to find another 250k to fund this move so we decided against moving. I dont envisage many of us in relatively normal jobs with what I term as a good salary being able to afford most of the houses in the better parts of Tonbridge.

But then maybe prices are kept high because not many houses actually do come on the market. The last house that came on the market on my road was about 8 months ago and it sold before it even made it on to rightmove.

I have so gone off topic! Sorry. Off to dream of ways of opening a lovely bar/pub in North Tonbridge. At the moment, the Carpenters Arms and Poacher/Partridge will do

Notyetthere I hanker after the house that's been renovated just at the beginning of yardley park road, do you know the one I mean? Edwardian/Victorian big detached one. They moved from London I think.

We used to live in Reigate, and loved it.

Lived near priory park for the school (pre-emptive no DC yet) and DH cycled walked to Redhill station.

Lovely part of town with the park and close to town centre

Peaceandloveeveryone Yes I know the one you are talking about. Everyone I know hankers after that house! It has been restored beautifully. I think it was also in OPs budget. to be honest though, all houses on Yardley Park rd are lovely.

How do you know about the people who bought it/restored it? They have do have a fine house.

Tonbridge is grim, ugly, no one seems to smile. Sevenoaks is exceptionally dull and very monied and conservative. Not keen at all on Reigate, but don't know it as well. Tunbridge Wells (and surrounding villages) is a wonderful place to bring up a family, fantastic secondary free education, lots to do for adults and kids, great places to eat out, one hour to the sea, not bad commute to London, beautiful houses, near lots of good places to visit - Penshurst Place, Chiddingstone Castle, Groombridge, ashdown forest...sports, theatres, cinemas.,. Tunbridge wells is far and away the better one from your choices. No brainer.

Notyetthere I live really close by and we are all nosy neighbour's.

I would say that TOGS and Judd aren't bad for 'free' education too.

Where is the cinema in TWells?!

the big Odeon? there is also confirmed plans for a Curzon in the corn exchange (confirmed Dec 2015) and a new cinema in the royal victoria centre.

At knights park? The one that's just as near Tonbridge . I am feeling all protective over Tonbridge after that last comment.