SW20 vs SW19 vs SW15 vs SW6?? Where would you live?

[Mama3musketeers]

Hi everyone!

Intro: My husband and I live in Surbiton with our 3 boys (5yr old and 3yr old twins). We're looking to move more central to London (we work in the city and have family around that area) and can only afford as far as Wimbledon.

Help!: We've found a 4br property on Ethelbert road - SW20, just after Walpole road. Any views on what it's like to live around that area? I know Wimbledon village (which we can't afford!) is very nice but we don't know much about this area, especially:

- community (family friendly?), people generally nice? Safe?
- quality of primary schools. It's close to a few independent schools but he'd have to go to a state school of which most of the nearest ones on RM say 'outside admission area'! We'd like him to go to a Faith school and the nearest which is outstanding but 0.9miles away is St Mary's RC. Tough to get in?
- nearby green space - parks, playgrounds within walking distance?
- local amenities - e.g., nice cafes, restaurants, soft plays, etc for day out with the kids or rare (aspirational ;)) couples night out!

SW20 vs SW19? Also interested in knowing if that road / SW20 includes only raynes park or also Wimbledon. I'm confused by the distinction myself and am not a 'postcode snob' but my husband claims we're being charged a premium because the estate agents say it's not RP but 'west wimbledon''. It's 0.6 miles from Wimbledon chase station and 0.5 miles from Raynes park. Street looks nice and surrounding areas seem fine.

Dilemma Dilemma Dilemma! SW20 vs SW15 and SW6 :)
I know all very different but my husband loves a property we've found on Ullswater crescent, Kingston Vale - 3br but:

• much bigger garden and house can be extended
• more central
• he claims its his dream home / location!

But, I do feel that patch is quite isolated and doesn't seem to have much going on (schools, community, transport links) within walking distance.

SW6 seems nice but given we don't have a million pounds :) we have only found an unmodernised 3br house on Purcell crescent in Fulham

• much smaller and no garden (though it's right next to a playground)
• Husband thinks this will realise much higher investment return (we took a bit of a hit whilst selling our house so trying to avoid that happening again!)
• will help us get to kids earlier from work
• is closer to family / childcare, etc + may reinvigorate our social lives being so close to central London!
• Claims it's his other dream home ;)

Personally I think west Wimbledon offers the best location and house for the family but I want husband to be happy plus I don't know that much about SW20.

Any other factors we should be aware of are very welcome.

Super stressed trying to decide as we've been searching forever and really don't want to lose our buyers & school timelines for transfers! Keen to find a lovely home and area for our growing family so would be ever so grateful for your thoughts and advice.

Thanks so VERY much!

Surbiton is as close to Waterloo on the trains as any of the places you've mentioned on the fast train. Kingston Vale is a way to get to a station for commuting. Are you happy with your son's current school - if so I'd think about staying put.

Thanks very much @LittleBearPad! You're absolutely right Surbiton is quite a nice spot for fast city commute and our older son's current school is good.
However we actually live about 1mile away from the station so it's not very close (its closer to Tolworth) and we don't really like the house (we desperately moved in after being gazumped on our dream house - just weeks before our twins were due to arrive!) so it was always a temporary(ish!) arrangement.
Surprisingly we can't find that many nice options (4br, good space and state schools) closer to surbiton station for our budget!
Also we often need to drive into London to see friends and family (and vice versa) in which case the distance (in absence of fast train) is a real pain!

Many thanks

We're in Surbiton too (Tolworth side) hmm wonder if I know you . As you know house prices around here are just insane. We don't need to rely on public transport so much but have you looked around hook, new Malden? You get much more for your money.

Agree with LittleBear, I don't see that you're gaining much as you can't afford to be substantially further in, in a way that would make a difference to your family's ability to see you. But fair enough if you just want to move and these are your options. I have a dad mate in Raynes Park and he says there's a great community of kids and parents there, mostly around the schools, but also through sports clubs (there's a David Lloyds there). He rates Hollymount school, don't know about the faith schools, but it's a nice area so nothing to worry about I don't think. Sounds like your husband prefers the other locations though.

Oh and re. schools, the admission area wouldn't matter so much for your DS as he'd be in-year transfer/waiting list anyhow, so you'd get wherever had space for him and your twins would possibly get in the same place on sibling link when the time came (although if you could get them in a good school via distance, you could maybe then move your older DS - that's three school moves for him though, which is a shame if he's already happy where he is.)

"West Wimbledon" is a made up estate agent term (like "slopes of the Village". But there's nothing wrong with Raynes Park! All of the places you mention are safe, good schools, decent transport connections and lots for families (and couples) to do.

Watch out for falling just over the Zone 3 TfL boundary (pushes the cost of travel up).

Try Merton schools admission information (or other relevant council - again, you are right on the cusp of the borough) for the likelihood of getting into different schools, as the rightmove info is pretty rubbish.

Personally I would only live in SW6 if I had no children, or I had children but a million pound budget. No garden at all is miserable - it will be some time before your DC are old enough to go to the park themselves

SW6, every time. We have raised 2 kids in a 3 bed in central London and no garden, but a park nearby. They would not have it any other way. Great when they were teenagers and DS is about to return home whilst he takes a Masters.

We have loved it too. DH cycles to work. Friends, even those not in London, seem happy to meet in the centre. Easy to find work to fit around school hours.

The cure for a smaller house is less stuff.

Anyone who thinks a train from Surbiton to Waterloo is the same as living in SW6 is deluding themselves.

Thanks so much everyone. @needmoresleep you sound exactly like my husband 😉
Agree with all the points made - which makes the decision all the harder!! 🤦‍♀️

Must add though that we have live in help. So we technically have a family of 5 to squeeze into 3br. Good think about Purcell in fulham is that the loft hasn't been extended but that obv bears a cost.

I've lived in Wimbledon, Raynes Park and Surbiton.

In an ideal world I'd be back in SW19 but we would never be able to afford to buy so I'm jealous you can(!). Personally I'd class Ethelbert Road Wimbledon rather than Raynes Park. It's walking distance to the town and the village.

Agree with pp that 'West Wimbledon' is estate agents speak although there is a west Wimbledon college . I use to always tell friends I lived in west Wimbledon when I was in RP.

Really enjoyed being in RP, you can be in Wimbledon town and the village in a matter of minutes on the bus/train. There's a soft play in RP, Wdon and Merton Abbey. Lots of shops/restuarants in RP including waitrose.

I lived in sw19/20 pre children but my understanding is that the catchments in Merton are very small.

Ha. Been there. Kids decided themselves that they could manage without the au pair, mainly because they wanted their own rooms. Luckily there was a direct bus to their school, then they stayed in the after school club.

There never was much spare space but enough and the house is coming into its own now they have left home. (With us realising how short childhood is.) We also benefitted from the greater choice you get in secondary schools, sports clubs etc if you are in an area with good transport links commuting out (against rush hour).

Earlsfield or new Malden?

When we were looking, we found SW19 was 50k more than SW20, and SW20 was 50k more than SM4, all for 5 mins walk. That was in 2011 too. There is nothing wrong with SW20, though it, and Wimbledon town are zone 4. We're in Merton Park, schools are great.

Btw, Ethelbert Rd & all that area is a nightmare to get to when a lorry gets stuck under Lower Downs Rd bridge, as they do pretty often.

Thank you so much everyone. Really appreciate the helpful advice.

I live in New Malden and work in the City. It takes me about an hour door to door to commute home, I'm around 10 mins from the station.

I used to live in Colliers Wood and it was 45 minutes door to door but a much easier journey. Have you had a look at Streatham/ Tulse Hill/ Herne Hill? It's much cheaper there than Wimbledon and has good transport links

When you say SW6 has no garden, do you mean zero outside space at all or just a small yard? Is there scope for a roof terrace/balcony?

What about Merton Park area? Plenty of space and big gardens plus close to very good schools.

Yes @ hipsterhunter just a tiny patio and walkway

Thanks all. Looks like we're going with Wimbledon chase. Or should I say 'West wimbledon' ;)
Though husband is NOT as excited :(

As an outsider to London, it really is an eyeopener to see such conversations about postcodes being the main selling point rather than the house / neighbours / proximity to work!

Post was two years ago. I guess the OP has decided by now.