Advice on Kingston upon Thames

[JohnnyKarateForever]

We’ve decided to move out of central London and have settled on Kingston upon Thames.

We’ve visited a few times and really like the area. I am keen on Berrylands/Surbiton but my DP would prefer to live closer to Kingston centre.

We’ve already lost one house I loved because of his uncertainty on not living central. I think the houses are far nicer further away from the centre and see no advantage to living close to the centre.

Any advice on the area would be greatly appreciated. Thank you

I don’t think I’d recommended Wimbledon for state secondaries tbh. Other than that, it’s zone 3 and v well connected with trains and the tube. Wim Village is one of the smartest bits of London and you get large green spaces with Wimbledon Common and Putney Heath being one big space and just over the A3 from Richmond Park. Housing stock-wise, you’d be looking at Victorian terraced generally but I suppose you’d get a similar garden to N Kingston although it’s obviously more expensive.

I suppose it could be a good half-way compromise between living somewhere central and leafy.

@JoJoSM2 thanks for info on schools. I will take a look into them. DP isn’t thinking of schools and other things like this, so I need to remind him at times of the bigger picture.

We’ve only just ramped up our search again since covid and he’s confessed this evening that he doesn’t know if he wants to move away from everything here. He was saying, rather forlornly, there is no virgin active in Kingston 🤣.

We live in a four bed flat so it’s not like we are desperate for more space and could accommodate a baby here, but all the stairs and a pram, it’s making me anxious just thinking about it.

That’s a lot of bedrooms in your place!

With regards to state schools, I used to be a teacher and also worked in role that took me round over 100 secondaries in London. If we were going down the state route, it’d definitely be in outer London as it just isn’t rough unlike anywhere more central.

Re gyms: there must be sth in Kingston!

I know in Cheam there’s a David Lloyd with indoor and outdoor pools, indoor tennis courts and other bells and whistles (incl childcare). There’s a well equipped Nuffield Heath too. In Sutton there’s a Sports Village, a bunch of budget gyms and yoga and dance studios. The latest place that’s opening soon will also have CrossFit and hot yoga. Also ParkRun, British Military Fitness, cricket, rugby, football, golf, loads of tennis clubs etc. I can actually walk to more stuff here than I could in zone 2.

I think people often imagine that when you’re further out you’re in a bit of a wasteland or need to get into the car for everything. However, it’s completely the opposite if you do your research and choose well.

Have you looked around Kingston Vale? Just off Kingston hill but easy to get to Putney and Wimbledon by bus as well as Norbiton station and Kingston itself. A real hidden gem! Prices are weirdly low compared to the rest of Kingston and houses and gardens are spacious. 5 mins walk to Richmond Park as well.

Another place to throw into the mix with your budget is Raynes Park - one stop overground from Wimbledon, really nice housing stock and the common rather than Richmond park

What are your top priorities OP? When we were making a similar move to the area from London we each listed our top 5 priorities for house and location. It really helped see what was important to both of us. Things we considered:

North Kingston - brilliant for schools, being near Richmond Park and the river, walking distance to central Kingston for station and bars/restaurants/shops. Not so good for housing (they're mostly on the smaller side), outside space and parking (don't know if this is an issue or not). Expensive (but well within your budget). Pretty much everything within walking distance.

South Kingston - great for access to both Kingston town centre and Surbiton for fast and frequent train links. Much cheaper than north Kingston but not so good for green space (pretty urban and a good distance from Richmond Park) or schools, particularly if you want mixed sex at secondary (only one choice if so - Hollyfield). As with N Kingston, you can walk everywhere.

Berrylands - More like surburbia than N&S Kingston. Not really within walking distance of Kingston (and Surbiton town centre doesn't have a massive amount going on). Good for primary schools, for secondary you have the same single sex issue as South Kingston. Would get more for your money here.

New Malden - far more like London. More ethnically diverse. Greater range of housing stock. Much more built up so might not feel like enough of what you're after. No access to river or large park. Really good schools.

Long Ditton - walking distance to Surbiton. Lots of green space and more of a village feel. Big range of housing stock. Decent primary schools and within catchment of an outstanding mixed secondary (Hinchley Wood).

Thames Ditton - might be too much of a stretch for your DH but worth a look as really beautiful. Next to the river, feels like a rural village but can be in Kingston in 20 mins (cycle ride) or 10 mins (car). Surbiton walkable for fast trains, or there's a station in the village.

Not familiar with any of the other areas people have mentioned, but that's my two pennies worth!

Can I just say Berrylands to Kingston is about a 35 minute walk. The K2 bus also goes through Berrylands, so a 10/15 minute bus ride to Kingston.

Surbiton has some fantastic restaurants.

I really would not pick New Malden but agree that Wimbledon would also be a good place to look, together with Surbiton by the river for that budget.

Re gyms, there's a Nuffield Health slap bang in the middle of N Kingston, above the Sainsburys. It used to be a Virgin Active! There's also a very nice Nuffield Health on the river between Kingston and Surbiton, which has more of a "club" vibe. Also the Lensbury in Teddington if a club is what you're after, or the amazing David Lloyd at Raynes Park (outdoor pool/tennis/huge gym etc).

Do you have to do this move in one go? I moved from West Ken to Putney nearly 40 years ago. There are nice roads on the East Putney/Wandsworth borders in your budget (just). Primary schools are fine but unless you go private you will probably have to move out in 7/8 years but then you will know whether you have boys/girls for catchment etc. Cheam has Nonsuch for girls and probably ok for Sutton Grammar for boys. Not so sure about state schools in Surbiton/Kingston.

New Malden - far more like London. More ethnically diverse. Greater range of housing stock. Much more built up so might not feel like enough of what you're after. No access to river or large park. Really good schools.

I have a very different perception of New Malden. More grown up and more suburban than Kingston or Surbiton. Plenty of greenery and if someone is keen on Richmond Park, then it’s probably just about walkable from the Coombe end of New Malden.

It’s ethnically diverse in a very positive way - you can go out for a Korean BBQ or a Taiwanese bubble tea etc but it’s all a nice mix of people.

JoJo - I meant ethnically diverse in a positive way! Feels more like London in that way, with greater range of restaurants and a bit more of a buzz than the further out areas. Thames Ditton for instance, is a sedate place and very white middle class. Not a lot going on so could be a culture shock after central London. But undoubtedly greener. Depends what's importance to the OP and her husband I guess.

Surbiton and Sout kingston along the Portsmouth Road along the river is fantastic for green spaces as the queens promanade walkway and cycle way leads into kingston and j. Lewis then quickly over the bridge at kingston to Bushy Park and Home park. Transport links like direct buses to Richmond, Wimbledon and Putney Bridge too. Rail links are brilliant as from surbiton river rds only 7mins to station and high street at surbiton with Waitrose and Sainsbury’s too. Schools are very close by so walking distances and outstanding and good for primary . Older kids Surbiton high school , kingston grammar (coed)
Holyfield and tiffin boys and girls (Grammars) only a short bus ride . Altogether total package for lifestyle
as 17 mins to Waterloo : shopping and fantAstic restaurants in Maple Village and Kingston riverside restaurants and lovely walks also on the towpath to Richmond .
Yes you can guess right I love this bit of London it has so much as still a London Borough .

If your DP is really unhappy about leaving the city vibe (and I can empathise with that as a born and bred Londoner and spent most of my youth in West Kensington ) perhaps Kingston and Surbiton are just that bit too far out for him.

I'd suggest Putney/East Sheen/Southfields/Mortlake/Wandsworth might suit both of you better. Plenty of green space (Richmond Park again opp side to Kingston) as well as the Thames and all the facilities you need.

Plenty of 3- 4 bedroom homes with gardens on Rightmove for between £1 and £1.5 million.

Just saw OhTheRoses post! We also set up home in Putney 40 years ago and moved from West Ken.

JohnnyKarateForEver We used to have Virgin Active in Putney but the nearest one is in Wandsworth now. We do have lots of other gyms though!

Yes our flat is fairly big Jojo! My DP sadly lost his parents young and inherited it from them. I think this could also be his reason for wanting to stay close by as he feels closer to his mum and dad. We still go to places they went together, and can visit where he scattered their ashes regularly. This is terribly outing I’m glad I name changed 🤣.

I probably sound like I’m forcing my DP to move, the idea to move originally came from him. And no outdoor space over lockdown was tough at times so we had agreed that we would definitely like a garden once we started looking again this month.

We have lived in our flat together for 8 years, dp much longer, and we truly love it so it was always going to be difficult to leave it behind.

With Virgin Active it is because his company pay for membership to Virgin Active. There is one across the road from their office. He rarely uses it at the weekend so it’s not a deal breaker think it’s just an excuse.

Thanks for all the new suggestions we have started having a look into everywhere. We won’t know for sure until we visit the areas. I am very wary of moving DP to a place he isn’t happy living so all your comments have been so helpful!

We discussed schools last night at great length and have agreed we can currently afford private so shouldn’t discount areas with not as good state schools, but I did point out a lot can change between now and our future children going to school so we shouldn’t discount areas with good state schools as safer options.

Primaries tend to be mostly fine most places in London so if you’re open to and able to afford private at least for secondary, you’ll have lots more options.

If you’re going to focus more on having a bit more greenery but still being quite central, then def Putney, Wandsworth or Wimbledon could be great upmarket options.

If your DP becomes more receptive to going further out, then I have to say the independent schools become more impressive too with vast grounds and broad ranges of amazing facilities.

And going W, Chiswick is zone 3 and might feel closer to where you are? You’d just need to work out if the greenery is sufficient for you.

It's a small world isn't it sunshinesupermum. I had a very happy 35 years in Putney - we moved just a tiny bit further than the OP is looking five years ago.

I decided not to go to Kingston today because of the wind so I’ve spent most of the day looking at alternative areas.

@sunshinesupermum I feel so dumb, I use to live in Southfields when I first moved to London it was lovely and I would happily move back, how did it never cross my mind.

We’ve decided to look a bit closer to central as the reality of moving has sunk in and DP has got cold feet. He wanted to keep the flat, but has now said he would be open to selling and staying in the area. Although I don’t want that, as I don’t want him to regret selling later down the line. I’ve made a list of every where suggested and we’ve wrote down our musts for the area so back to the drawing board, but definitely made a lot easier by all your fantastic suggestions! At least I know where to start this time.

@JoJoSM2 agree on private schools. If we go down that route further out would probably be good. My friends daughter goes to Claremont Fan Court, I couldn’t believe the facilities, it looks incredible.

Don't beat yourself up JohnnyKarateForever it's an exciting adventure. Southfields is buzzier than it used to be but with lots of young families too.

I would also suggest Southfields or Wimbledon Park. I prefer both to Kingston and many people are making the move down the district line from Chiswick/ Fulham. Wimbledon Park (the park itself) is lovely and there are plenty of gyms and coffee shops etc to keep your husband happy.

Southfields is nice and still on the Tube. The bit off West Hill could offer the best of all worlds. The plus about Putney is the buses going into town down the Kings Rd and Fulham Rd.

It's problem, as with Putney is state secondary schools.

Sounds like your partner could do with a bit of counselling as it all seems to be difficult and emotional for him.

If you’re going to look at areas closer in, you could also explore my old neck of the woods, Between the Commons (Wandsworth and Clapham, near Northcote Rd). The bit further away from Clapham Junction is family-orientated. Similarly to other more central areas, it’s terraced housing with smaller gardens but you’re right in between the two Commons so it feels green and residential (for zone 2).