Nice places to live in Kent?

[Uhohmummy]

Can anyone recommend good places to live in Kent? It needs to be close to good schools (state or private). I like community and amenities (shops, pubs, etc within walking distance) and DH likes countryside - so ideally we would be in a village or edge of a town. Budget is up to £3m.
DH will be commuting to the City so that needs to be factored in to. Is Tunbridge Wells too far? I know the schools are good but is Sevenoaks a nice place to live?
We have 2 DDs (in case that’s relevant for schools).
We don’t know Kent at all so any insider info would be great.

[chopc]

We used to live in Tonbridge then moved to Dubai and moved to Sevenoaks as it's closer to London. Excellent option for private schools and we love everything about Sevenoaks apart from the hills! It's hard to find a flat stretch of road to cycle or run (I am not a good runner). You need to think that although other areas may have a lot going on - what would you actually do? I loved the proximity to London. Loved Tonbridge too and for kids it's fantastic but commute to London is a little longer. Sevenoaks is also a really friendly and varied community although the people who have lived here longer says it's cliquey with a lot of new money. Who knows

[threeormorecharacters]

Agree with others that TW has more character than SO, but there is a definite commute trade-off. The trains from SO are so quick and frequent that it's almost like being on a tube line, particularly if your DH can walk from London Bridge or Waterloo East. Normally I would urge caution with Kent because of the grammar system, but if you know that private is an option then you are effectively insured against that. Key independent options for girls at secondary would probably be Sevenoaks, Wally Hall, Radnor House and Kent College - all quite different, so depends what would suit your girls. I also know some who travel out to places like Lingfield and Caterham. If you're considering state primary then look carefully at location - lots of great schools, but some can be a nightmare to get into.

If you're looking at villages and out of town then definitely think about kids' activities and public transport. We live in a village and although I wouldn't change it because we love it, as the kids get older I do realise that it would be much more convenient for them to get about if we lived in town (the public transport here is non-existent). Secondary school transport is worth considering too (living further out might mean only one bus a day for school, which is difficult if they miss it or want to do after school activities, or it might mean no transport at all for independent schools).

[7OaksDad]

If you do want a smaller village in the Sevenoaks area, Otford is also worth a look. Got it’s own station - trains to Victoria and Sevenoaks, primary schools (state and private) and a few cafes so you don’t always have to get in the car. And it’s at the start of lots of beautiful walks but only a few mins outside Sevenoaks by road or train. Shoreham is one stop further on and a bit more rural but even prettier, the vineyard is a highlight. Or alternatively most of Chipstead is a cycle or drive from Sevenoaks station but pretty much adjoins Sevenoaks, has a couple of nice pubs and an attractive lake complete with sailing club.

[nicenames]

Westerham is nice but does have the A25 going through it. Also no train station. IMO Oxted is much better. Or Reigate.

Consider frequency of trains and how much you want town or village life. TW definitely more vibrant than Sevenoaks, but both have more to offer on foot than a village, though some villages are amazing. Penshurst is lovely I think and depending on where you are some scope to commute on foot to the station.

So much depends on what commuting needs are and how you see your lifestyle. Am happy in Sevenoaks because we want stuff on foot with young kids and are happy driving or cycling further out to explore villages at the weekends. I would actually hate to live on a winding country lane in winter when roads are icy and i can't walk anywhere from my door (as lots of homes on the edge of villages but with lots of land can be) - that would be too isolated for me, but so many would disagree!!

[KoalasandRabbit]

Westerham is lovely, we don't live by there so only stopped to go to the cafe's there on way back from national trust places but it's a beautiful place, never noticed any noise. It seemed quite idyllic English village/small town like to me. As you like Saffron Walden I think you will like it.

[Uhohmummy]

Thank you for all the helpful advice. We are definitely going to have spend some time exploring these places. I think the poster who advised to decide on schools/commute first and then place will follow is probably right.
Is Westerham nice? There are some good houses but it seems very close to the motorway and I worry about noise.

[totalnamechanger]

You could get an incredible house in TW for that budget. Some very impressive character roads around the centre (centre of TW is quite big- I don’t just mean the Village) also can get architect-designed type houses dotted around the more rural West side. Near the station but away from the main road, roads like Royal Chase and Culverden Park have large gardens (although your budget might be too big 😄) the Village does have some beautiful houses but most with smaller gardens. However with your budget you could likely still find a large garden in the Village if you prefer that area. Warwick Park near the village and up the south side you’ll get big gardens too. Choice of brand new houses, 1950s, 1930s, Regency and in between!

Slightly further out (Frant/ Mayfield etc) you’d get a huge mansion but if you like the convenience of the town there is a range of lovely architecture to choose from. I still admire it whenever I come into the town.

Unlike Sevenoaks, Tunbridge Wells has a few different shopping streets which have a different feel to them. The Pantiles and High Street are the smarter areas but Camden Road has some good low-key food areas, green grocer, vegan cafe, Italian cafe, excellent bakery which serves a wide area etc. There are some v nice antique shops and great cafes dotted around other areas too.

Trains go often into 4 London stations and you pretty much always get a seat.

Schools are known to be very good at secondary although they do mainly fall into grammar or C of E/ Catholic at secondary (with church attendance expected). There’s a good selection of private schools too.

[sakura06]

If you need to get to family in the west, you could look westwards and once Crossrail opens it would be an easy commute. Otherwise Richmond is lovely and within your budget.

[KoalasandRabbit]

This site in good for working out where is commutable in what times but bear in mind that these are the fastest train times. You can put in commute of 50-60 minutes say to Liverpool Street and shows you where possible. However that's the time on the fatest train so if you want door to door you'ld need a lower category. I would also test it out / ask locals as to whether you normally get seats and real length of journey / issues on line. I've always found best to have a back-up way of getting in if you have to be in every day.

www.commutefrom.com/

[newlabelwriter]

Westerham is lovely
www.rightmove.co.uk/property-for-sale/property-71174107.html

[MollyWindley]

You have a similar budget to a family member who also wanted a commute in to Liverpool Street. They chose Essex, specifically Dedham and have lived in two fantastic big properties with land there, the countryside is lovely ( Constable country) but there are only a few shops in the village - the pubs look good and there seems to be quite a good community.

[friendlycat]

As said up thread, you need to work out the commute first going down the train line as to what is acceptable and then work from there. For instance, West Malling is absolutely lovely and gives you the best of both worlds near to London near to countryside and easy access to the coast but goes into London Victoria so that rules it out. Haslemere in Surrey would give you fantastic properties but SW Trains going into Waterloo so that rules that out. There is a web guide called Surrey Commuter Guide, Kent Commuter Guide etc on the train network. The property prices are all well out of date as written years ago but it shows you the train stops down the lines and timing into London and which terminal and a bit about each town and village. You have to really factor in being in a village/town with a train station as in the middle of winter defrosting the car and then driving down icy country lanes to a station, parking etc really could add a significant amount of time onto the daily commute. Also places like Haslemere which is amazingly popular with City workers, and has the highest number of first class season ticket holders in the country, has a waiting list of over 2 years for a season ticket to park at the station.

[Randomnessembraced]

With a 3 million budget, I would go for Guildford or Tunbridge Wells if you don’t mind the slightly longer commute. Or Sevenoaks, if you want a shorter commute. But you really need to consider specific secondary schools - both independent and state grammar. What are you aiming for? Co-Ed or single sex? Day or boarding? Modern like sevenoaks school or Wellington college or more traditional. For example, sevenoaks is great if you have girls - Walthamstow hall (Independent girls school, slightly less competitive), sevenoaks school (independent co-Ed rather selective) and weald of Kent grammar (girls). How old are your children?

[OnlyFoolsnMothers]

I really wouldn’t call Beckenham lovely. Have you ever walked around the high street at night? Horrible place I like it- there are some gorgeous roads, particularly around the cricket club and Kelsey park. I also like being close to shops/ restaurants etc- country, village life wouldn’t be for me, each to their own.

[botswanabanana]

Adding on to say Sevenoaks, lots of lovely places for 2.5 - 3m and you will be in good company, as its an affluent area.
Although if you familes are west, I would consider moving somewhere you dont have to use the M25 to visit them, as its a horrible thing!

[Floralnomad]

Very funny @bambooplant

[blue25]

I really wouldn’t call Beckenham lovely. Have you ever walked around the high street at night? Horrible place.

[bambooplant]

Gillingham/Chatham, Kent. You won’t be disappointed.

[TheBlessedCheesemaker]

If your DH needs to get to London Bridge then you need to agree maximum commute time and work backwards from there. There are commuter trains along the Kent east coast line that go to London Bridge/Cannon st. But they take around 1.20 I think from faversham/Whitstable/Canterbury. Whilst that sounds like a long commute, bear in mind that you will get seats on the train, whereas the trains through Sevenoaks/tunbridge can be substantially faster, but IME quite busy. If your husband does long city hours (ie 6.00am trains) then both lines are very civilised at that time of day. Saying all of that my experience may be a little out of date, and I daresay Covid and the move to WFH May impact trains.
Bear in mind also the drive to the station - houses to the west of Canterbury where you can drive to faversham make life substantially easier than houses to the east where you may then have to drive into central Canterbury for your train. Likewise I understand that A21 in West Kent can still snarl up and add time to the commute during rush hours (not sure if this is still the case). All of these little things can significantly impact the commuting experience.
Other thing to bear in mind are the schools. Canterbury, Sevenoaks and tunbridge all fab if you are choosing private schooling OR have very bright kids who will sail through 11+ (but for all three areas the selection criteria is ‘super-selective’ in that the best grammars in these areas demand higher 11+ results than simply passing).
Surrey is of course an alternative but you will get substantially less for your money. And a different mix of people, which you may or may not prefer. If I were to make a sweeping over-generalisation I’d say that comparing Surrey to Kent is a bit like comparing Chelsea to Islington.

[RunningFromInsanity]

Harvey = Harvel

[RunningFromInsanity]

Cobham, Shorne, Higham, West Malling

Culverstone/ Harvey is my dream destination if I had the money.

[katy1213]

If I had £3m, I don't think I'd choose to live in Kent.

[Requinblanc]

Lucky you!

Why not expend your search a bit though with your budget?

Beckenham, although still technically London rather than kent, is really lovely and you could look at place like St Albans or Hitchin in Hertfordshire.

Leigh on Sea in Essex if you fancy a seaside town has some really nice shops/restaurants.

Tunbridge Wells would mean a longer commute though.

[Franticbutterfly]

For that money you could ask Kirstie and Phil! 🤪

[nicenames]

Ha, lots of sevenoaks dislike on this thread!

To be honest, sevenoaks is never going to win any awards for being forward or edgy. There are some great independent places in the town if you know where to look, but like lots of places it is a bit chainy and a mixed bag.

Knole is absolutely lovely as is the countryside around sevenoaks. There is a reason why it has been in the Sunday times' best places to live guide for the past three years. However, I am not sure I would live here if commute wasn't a factor at all, as it is pricy and full of commuters (but on the positive side, I know lots of international families who have settled here, so it is not all old and stuffy).

T Wells is lovely from what I have seen, though I don't know it that well. Like much of the SE, traffic can be awful in T Wells but depends very much where you are.

Oxted area is nice and can also go into London Bridge, but trains are not as frequent or as nice.