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SM5,SM2, SM6

21 replies

Onthemovingtrain · 28/11/2020 06:36

DH and I have decided on carshalton beeches, Wallington or Sutton as a location that ticks all our boxes. CN see mixed reviews on here but v impressed with local schools and proximity to both London and green belt.

Due to inheritance/equity, budget is up to £1.1m Can anyone who knows the are well advise on best roads, seems to be a bit in this bracket. Are we mad to spend up to this/ are prices over inflated right now? Or better to go for doer upper? Less outset spend but money for refurb.

What roads/area would you look at please in these postcodes?

OP posts:
ShaunaTheSheep · 28/11/2020 06:42

Look south-west of Beeches station and roads off Banstead Road.

Onthemovingtrain · 28/11/2020 07:01

Thanks! From driving around pre lockdown we saw some lovely houses but wondered if a little too far out from amenties?

I see Banstead road seems to have a high street though?

OP posts:
Toomanycats99 · 28/11/2020 07:12

Are you needing to rely on trains for London? The carshalton beeches / wallington line is a little slower for London. Sutton has thameslink as well.

Banstead road south kind of runs between carshalton beeches and south sutton. I'd say the CB side is a bit more isolated transport wise as from the sutton side you can walk to sutton. However although I have not looked at prices in these roads I suspect some roads may be a fair bit over your budget especially on the cb side.

Walington you would be looking at south wallington so roads off woodcote road and also boundary road area have some nice large Victorian / Edwardian semis. Some of south wallington can be a bit of a black spot for schools (secondary mainly). In some parts you will hit catchment for woodcote in otherwise it's stanley park which failed it's last ofsted. Unless you go the selective route.

Have you thought about carshalton? There are nice roads in the area between that and wallington / carshalton beeches . Sort of clustered between Park lane / Ruskin road. Also maybe carshalton park road. They are probably a bit under budget as well though I think.

I kind of think you get the proximity to wallington for the more 'high street' shops and access to carshalton village for trains (it also has Thames link) / more village feel.

Feel free to PM me. There is also a poster who lives in Sutton who I am sure will comment!

Toomanycats99 · 28/11/2020 07:20

With your budget you could possible also look out other side of sutton to cheam. Some nice houses in the roads than run between Mulgrave road and cheam road.

These are a couple that catch my eye in areas I would look at

Boundary Road, Carshalton
www.rightmove.co.uk/property-for-sale/property-99889163.html

Hillcroome Road, Sutton
www.rightmove.co.uk/property-for-sale/property-72192234.html

ShaunaTheSheep · 28/11/2020 07:21

It's easy enough to get the bus, a taxi or the Sutton Go on demand bus to/from Sutton Station if needed, but otherwise Beeches is fine.

Definitely check out school catchments/priority areas for selective and non-selectives.

Toomanycats99 · 28/11/2020 07:23

@ShaunaTheSheep

Sutton go has been withdrawn. (It was only in trial period) Not sure it will be reinstated either as I don't think numbers were high enough to support it and with current Tfl funding cuts I cannot see it being a priority.

ShaunaTheSheep · 28/11/2020 07:30

Thanks!

Onthemovingtrain · 28/11/2020 07:52

Lots of really good info. A friend recommend the pine walk area? I can see this house but seems not as good value as the ones linked above both in terms of size and look?

www.rightmove.co.uk/properties/100024262

OP posts:
Toomanycats99 · 28/11/2020 07:56

It's absolutely gorgeous road (don't know if you drove down that one) so I would say paying for location. Windsor Davies used to live in that road I think. I had a school friend that lived there and I used to be very jealous!

For me though it's a little too far to walk to amenities I think. I like to be able to easily walk to local shops etc.

Toomanycats99 · 28/11/2020 08:01

I think the older style house in that location are more like £1.3/4 million

Onthemovingtrain · 28/11/2020 08:04

I don’t think we did. Looking on map it seems very far from station etc. but friend does know are well.

This one other hand is a road away but price seems ridiculously high despite being very large? www.rightmove.co.uk/properties/100024937#/

OP posts:
JoJoSM2 · 28/11/2020 08:05

This will be an essay lol

Tbh, I wouldn’t move to Wallington for schools unless you’re churchgoers (very mixed primaries and a secondary blackhole if your children don’t get into grammars).

Around Carshalton Beeches, if you’re near/North of the station, you’ll be in a perfect spot for walking to the countryside but also close enough to Carshalton Village for another station(Thameslink + quick Victoria trains), a great leisure centre and the shops on Banstead Rd or the Village high street + a bunch of tennis clubs and other things (Scouts, ballet etc). The big houses further south of CB station (Beeches Walk and beyond) have fewer amenities close by so depends on what you’d need regularly.
The primaries that side of SM5 will be fab, back up secondaries ok rather than wow unless you’re close enough to Harris Sutton (new no GCSEs yet but already v oversubscribed with a Science specialism). Overton Grange is alright too but for whatever reason tends to be undersubscribed.

In SM2, you could try the CB side, eg the gorgeous Edwardian ‘Windebanks’ on the Ridgway. That’s near the shops on Banstead Rd for a ‘villagey’ vibe but also easy for all the amenities in Sutton (cinema, gyms, yoga studios, shops and restaurants and the really good station with direct links to Victoria, London Bridge and St Pancras).
The roads around the Downsway are ‘prime Sutton’ and will be mostly over budget but some houses sub 1.1M do come up. Again easy for the town centre + the Banstead Commons for country walks (footpaths to the lavender fields and the farmland south of Carshalton too).
Then there’s the Belmont Village area, edge of countryside, mini high street but the train station is pants so you’d want to be within walking distance of Sutton or Cheam.
For a stunning period property in a beautiful area, there’s the Landseer Conservation Area (Landseer Rd and parallel roads between Sutton and Cheam Stations). That’s SM1 but the best for amenities if you want everything a short walk away. It’s the only bit of the bunch that makes the v desirable Cheam High catchment in case grammars don’t work out.
Finally, South Cheam is SM2 as well. The trains go into Victoria and London Bridge. It backs onto the Banstead Commons. Cheam Village feels the smartest of the bunch with a Waitrose and independent shops + Nonsuch Park is an old Henry VIII’s one with a similar vibe to Richmond Park. You’d get rugby, cricket and plenty of tennis clubs, a David Lloyd, Nuffield Health etc. South Cheam is too far from Cheam High but plenty of it will be close enough for Harris Sutton.
The primaries are v good across the postcode.

Finally, with regards to pricing, the areas are pretty cheap for the size of house you get for your budget. I would say most houses will need work. If you’re not sure about spending the full 1.1M, you could still get a 4-5 bed semi in one of those areas for 800-900k (incl all work) and invest the rest elsewhere.

Toomanycats99 · 28/11/2020 08:09

@Onthemovingtrain

If you have driven down it you would know. It has lots of trees down the middle of the road.

The other one you linked - that is the sort of price I would expect there. It's an expensive spot!

You could definitely get more for your money elsewhere in the local area in terms of house style / size.

Onthemovingtrain · 28/11/2020 08:13

Wow , really detailed thanks. I will look more around carshalton village.

Do you know much about the pine walk area or is this within the areas listed above.

OP posts:
Onthemovingtrain · 28/11/2020 08:14

Hmmm so does that mean better to go for a doer upper I guess? Really appreciate all the local info here!

OP posts:
JoJoSM2 · 28/11/2020 08:16

So Pine Walk is far south of SM5 and you’d probably need to walk 15mins for a pint of milk and 20mins for the station. But it’s v v green there and the other side of the road gets fab views. So depends on what you’re after.

JoJoSM2 · 28/11/2020 08:18

Generally, any roads in that price bracket will be very nice and there are hundreds of them across these postcodes. It’s more a case of house style, catchments, amenities and transport links that work for you.

ShaunaTheSheep · 28/11/2020 08:19

@Onthemovingtrain

Wow , really detailed thanks. I will look more around carshalton village.

Do you know much about the pine walk area or is this within the areas listed above.

That's the area I mentioned.
Toomanycats99 · 28/11/2020 08:21

This may be another option. Otherside of Banstead road to pine walk and nearer sutton

South Sutton
www.rightmove.co.uk/property-for-sale/property-73474695.html

ShaunaTheSheep · 28/11/2020 08:37

That's gorgeous.

JoJoSM2 · 28/11/2020 08:43

That Downsway one is gorgeous.

Have you seen this beauty? Shame about the back garden, though.

www.rightmove.co.uk/properties/97077137#/

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