Moving from London - where to?

[buntingandstarcharts]

Hi wise ones, I need some help. My husband and I have both grown up in south London and lived together in earlsfield for the past 10 years. We have a two year old and a baby on the way and finally realise that we can't live on our 2 bed flat forever. However, where do we go? We have a budget of £550k and need 3 bed, nice schools, community vibe, good train links to London, both our parents are in south London so we would want to stay south. We would welcome more countryside or open spaces. We realise that we won't get that anywhere near here so does anyone have any idea where might? We would definitely rather move to an area offering these things than to move 'not too far' to a cheaper inner London area - if that makes sense? Thank you so so much in advance, we are at a loss!

Hi @SJaneS49 I actually grew up in chislehurst but we have potentially semi discounted Kent for the lack of good non selective secondaries. Our son and daughter (not yet born) will be going to state schools and as a teacher I really do not want the pressure of trying to push them through Grammar / selective school hoops unless they're naturally bright which, for obvious reasons, I can't judge yet () We thought about Beckenham but I work in Wimbledon and will need to be able to drive to work in 45 mins or less, I also am just not sure about the community vibe in Beckenham. I wonder whether somewhere like Reigate might be more villagey? I didn't realise the good schools were in the less desirable area - it's a minefield.

Does anyone know what Banstead is like?

My husband has grown up in Earlsfield and has therefore had the luxury of always having a speedy commute via bike or train. So he would say as quick as poss is desirable. However, some areas of Surrey seem to offer a drive to Wimbledon of less than 45 mins and a train ride of 30'mins with lovely schools and village vibe. I just don't know Surrey well enough! Need to go and explore x

Reigate from our visit doesn’t feel like a village at all - it’s nice, I liked it, not a bad thing but in terms of vibe think upmarket shops. Even the teenagers looked well dressed!

I wouldn’t rule Kent out entirely as there are a few good States. Take a look at Meopham - it’s 40 mins into Victoria and I’d imagine £550K would give you some options. The local State (Meopham) is Outstanding.

@SJaneS49 but getting t Wimbledon would kill me 🤯

I don’t think anyone describes Reigate as a village - it’s a market town.

Banstead is nice with decent schools. You can access the superselective grammars if you want, but most go to the comprehensives. You are near open spaces and can very easily get out to the A3 or M25. Travel isn't wonderful. The station is on the Nork side (which is nice and residential but less in the way of restaurants, shops etc) and trains aren't that frequent, although you can switch at Sutton for a fast train. You can also get a bus from Banstead Village to Sutton.

Carshalton Beeches might also work for you. You could get a 3 bed semi for around £550k and on the train line to Victoria. Or near Carshalton Station for faster trains. Slightly more suburban than your other options, but convenient for Wimbledon.

@buntingandstarcharts

If you can stretch to 575k my friend is selling a beautiful 3 bed, 2 bath pls basement renovated Guildford Town Centre property, less than 10 mins to station, which is 35 mins into Waterloo. Guildford is set In surrey hills with lovely walks.

@WombatChocolate I didn't really mean villagey vibe, I'd describe Balham as villagey so probably not the greatest way of describing somewhere but I think what I mean is - a nice community feel

Oh and in terms of secondary schools for Reigate, beyond the independents, there is the 11-16 state secondary which is in the less affluent Sparta if Reigate, from children from most if Reigate get in there. There is also the 11-18 very popular St Bedes which is a state Church school but which you need 3 years if Church references to get a place at...children go there from a catchment of about 10 miles so Reigate, Redhill and lots of the villages. Here are a few bits of Reigate which might get the Warwick School in Redhill (not so sought after) but they are quite small and actually often the affluent bits. The key residential parts of Reigate that are not the so-called less popular parts all get Reigate school. And then the kids go onto Reigate College which is a highly sought after 6th form college which people travel many mikes for. If looking at Reigate you do need to do some research about areas and distances to schools and historic admissions, but that isn’t hard to do to be honest and it’s not that hard if you’re moving to the area to make sure you’re near good schools, because there are lots.

Redhill has lots of good primaries too, including ones in Earlswood and Merstham. At senior level, the kids go to the Warwick (not so popular) or St Bedes..the very sought after faith school mentioned upthread, or Lime Tree which is a new school near Merstham.

There are also Dunnottar and Reigate Grammar independents at senior level, or Micklefield and Reigate St Mary’s at primary level, plus a range of other Preps in the nearby villages.

Just to add to my post on Banstead, it's the second stop so you should get a seat on the way to work, which may balance out the infrequent trains.

Well I’d say Reigate has a good community feel...lots of people doing the park run in normal times, definite community feel amongst parents at the school gate and community activities. The same would be true in Earlswood and Merstham parts of Redhill...perhaps less so in central Redhill. There are people running keep fit classes in the parks (both Reigate and Redhill have lovely community parks with decent cafes) and a range of community groups and things like churches, running groups, lots of Scouts and Brownies and the like and loads of NCT groups meeting. There are lots of young families keen to meet and socialise. The cafes are often rammed.

Lots of people would prefer to live in Reigate but the commute draws them towards the Earlswood or so-called Redgate parts of Redhill (Redgate is the western side of Redhill which is less than half a mile to Redhill station and probably about a mile to Reigate, but with Redhill postcode) for the easier commute. Both being near Reigate (less than 2 miles for Earlswood, less than 1 for Redgate) people can still easily socialise and shop in Reigate if they want to. But their children will get Redhill primary schools (unless faith places) as distances can be quite tight. Depends how key the commuter factor is for you, plus whether you’re prepared to accept a smaller house in a more sought after area or want more space. Lots of people think Earlswood is a good option. It has its own station and is less than a mile to Redhill for even more trains, plus is a long walk or easy car journey (less than 2 miles) to Reigate, whilst Earlswood very much has its own sense of community and place with good primary schools, pubs etc. It’s definitely cheaper than much of Reigate and there’s attractive Victorian housing stock, so it’s understandable why people choose it. Parts of Earlswood also get Reigate School at secondary level.

Have you looked at Epsom at all? The state schools are very good but the best secondaries are single sex so you’d need to be careful with catchments if your children end up in different schools. Guildford also has good schools. We seriously considered both areas when we decided to leave London (ended up moving much further afield).

You really need to decide what county. I left Earlsfield two years ago for Hampshire but had originally wanted Kent that I’m more familiar with. Still yearn for West Malling which I would have loved. The village not Kings Hill.
But I was brought up in Beckenham and it’s very nice. You mention Wimbledon and the tram goes there from Beckenham Junction. But ok if you are ruling out deeper Kent due to schools.

Then there is Surrey. Reigate is pricey. What about Guildford or Haslemere? Then there is East or West Sussex. Then there is Hampshire as well. How long a commute is acceptable? One of the things I did was literally drive down the train lines and stop at every place with a station within 60 mins of London mainline station. Look on the commuter guide for each county as it lists all the towns, villages with stations. But the property prices are very out of date.

Needless to say the further you go the more affordable the property but Hampshire is expensive. I lived in Earlsfield for 23 years and swapped a 3 bedroom semi detached house for a large 4 bed, two bathrooms, massive downstairs, utility, downstairs loo etc for significantly cheaper than Earlsfield and banked the difference.

It is funny OP that you describe Balham as villagey! It’s very estate agent speak but I know what you mean from living in SW London.
But believe me when I say that moving further out really is very very different from the village vibe of Balham!

Beckenham is definitely “villagey” by London standards. All the primary schools are very good. Secondaries range from ‘very popular made scramble for catchment’ to new schools / rapidly improving schools that are developing good reputations. 550k will just about stretch to a smaller 3 bed terrace or a larger one on fringes of Beckenham.

Absolutely Meopham to Wimbledon would be 😳! Should have read your post more thoroughly!

Agree @friendlycat, Kings Hill isn’t my idea of great either as I like old.. but if you are happy with new build, lots of options!

And also :-) at Balham’s villagey feel from all of us ex Londoners now living in villages..but I’m sure I felt like that about West London when I lived there and I get what you mean OP!

Bexleyheath, SE London Zone 5. You can get a beautiful 4 bed house for £550k with huge garden. My garden is 32m x 9.2 m.

Direct trains to Victoria, Charing Cross, Waterloo & London Bridge.

Check out these. www.rightmove.co.uk/property-for-sale/find.html?locationIdentifier=REGION%5E150&maxBedrooms=4&minBedrooms=4&maxPrice=550000&propertyTypes=detached%2Csemi-detached%2Cterraced&primaryDisplayPropertyType=houses&includeSSTC=true&mustHave=&dontShow=&furnishTypes=&keywords=

The fact you both need to commute & you are going to Wimbledon I would look at Carshalton Beeches as it makes sense.

But believe me when I say that moving further out really is very very different from the village vibe of Balham!

What makes it so different?

New Malden, Surbiton, Walton, Hersham, Weybridge, West/Byfleet, Pyrford, Horsell, Woking, Guildford.

All on the train line, decent commute times straight to Waterloo.

DD1 and her family moved from Streatham to Redhill (Merstham) a few years ago and love it. Commute is easily doable (which is the main reason they chose it) but it's surrounded by beautiful countryside.

DGS both go to LimeTree (primary) in Merstham and both happy there. DD is also a South Londoner (Putney) by birth so I understand where your DH is coming from buntingandstarcharts but her commute from Redhill pre-Covid was just 30 mins usually.

When I drive from Putney it takes me less than an hour so I reckon you would get to Wimbledon in 45 mins using the M25 and A3 route.

Petts Wood is nice and the schools are practically comprehensive as the two Grammars in Bromley are super selective (one with no catchment).

Fairfield Road, Petts Wood
www.rightmove.co.uk/property-for-sale/property-96513773.html

How about Raynes Park? you might just about get something in your budget and its fab

Thank you to everyone, your info has been invaluable. I think we have found Banstead and Reigate are both very viable options - amazing to have come such a conclusion so quickly and we will need to go and see. @BendingSpoons and @WombatChocolate or anyone else who has talked about these areas - could you tell me some key differences between the two places. Banstead is closer in, closer to my work, closer to family by about 20 mins. Do they have a similar vibe? Thanks so much to everyone for such incredible insight into schools especially xx