Move to South Croydon/Purley from Tunbridge Wells??

[User112]

Hi Mums,

We live in Tunbridge Wells. DS is at grammar school in Tonbridge. He either takes the bus or DH drops him off on the way to work. Our twins are in Y1 and their school is within walking distance.
We live in a small 3bed house and it’s getting very tight for us. We are looking to buy, but there isn’t much on the market that suits our needs and within budget.

Happy budget : under £800k
Ok budget : under $900k
Really stretch : 1M max

DH and I run our own consultancies from home. We visit our clients offices in London 1-3 times a week. I’ve drastically cut down London visits due to me being high risk.

We’d like a 4 bed detached with at least 1 office. Good size bedrooms (no box rooms). Our main concern is DS. He is really settled in his school and loves it. He is very academic and thrives in the environment at Judd. He has the box room now and says he is happy to commute for a bigger room 🤔

There is nothing much on the market in Tonbridge/Tonbridge Wells at the moment. The roads are tight here and traffic jams are HORRENDOUS. I’ve seen some lovely houses in Purley/South Croydon. We are thinking of buying there and let DS commute to Tonbridge until he can find a place at a more local grammar.
Does that sound like a good idea? Our commute to London gets cuts down to half. We pay crazy train fares to get to London from TW!!

Why Purley? Have you been there? Are you sure you will like it? Its awfully suburban imo

It doesn't seem like a logical place to live for commuting to Tonbridge either?

I don't think it's the right option

Have you considered orpington or pettswood? There is a direct train to tonbridge that a lot of local kids take to tonbridge grammar schools, so the commute would be approximately 45 minutes. Travel into london is also cheaper.

Have you been to Purley?

We live quite close and have a friend who moved there. We looked at it as well because the houses are really reasonably priced for the size of house.

We hated the area. It was way too hilly for me (I'm an East Anglian, hills and me don't mix lol) and there wasn't much of a nice high street / town centre which I wanted for time with the kids.

It's super tempting though when you see what's on Rightmove

Why Purley?
Amazing houses for our budget. Nice neighbourhood (south Croydon, Purley, sandersted) faster and cheaper commute to London, BIL lived there until a few years ago and their neighbourhood (Kenley) was lovely. they moved up north now, closer to SILs family.

Long term, If DS chooses a London university, it’s very convenient for him to stay at home too.

Orpington/pettswood is too expensive for us unfortunately.

I can't help thinking that your DS's school commute is going to be awful.

What school year is he in? Have you checked what the likelihood of him getting into a equivalent school in the new area would be?

South Croydon is nicer than Purley in my opinion, and plenty of boys commute to the Judd from there. I am not sure you would have much luck getting an in year place at any of the Sutton grammars though. Wilson's is closest to South Croydon but places there are like hen's teeth.

We are hoping Wallington boys or Wilson’s will have a vacancy in the next year or so for DS.

There are good sized houses there but not much else imo & the school commute is a no.

Wallington may be better or parts of Sutton?

I'm from the area and grew up in Purley. Its not bad but has gone downhill in recent years as someone up thread mentioned, the high street doesn't have much to offer although you do have the massive Tesco there which is convenient, although to be fair thats probably why the smaller businesses in the high street has gone downhill. Its very easy for travel into London and close to rural areas. I actually like the hilly aspect but I grew up here lol. Farthing Downs is nearby which is lovely for walks. I'm not very familiar with Tonbridge so don't know how it compares though. Slightly further out from Purley are Coulsdon and Kenley which I think are a bit nicer - slightly less suburban but still an easy commute to London.

I would ask the schools how often they have occasional vacancies and how they fill them. I went to a Sutton grammar (admittedly a while ago) and no-one left between year 7 and 11. Plus of there is a space, it will probably be fiercely competitive. You probably need to assume your DS will be commuting until end year 11 and plan accordingly.

That would be one hell of a commute for him.
Have you considered any other towns outside of the M25?

Sevenoaks, westerham, oxted, Edenbridge, Lingfield, East Grinstead?

I love a rightmove nosey and found this in Seal, just outside Sevenoaks. Lovely village, a friend lived there some years ago.

www.rightmove.co.uk/properties/113906906

Purley to Tonbridge is doable by train, about an hour. However you'd be relying on the Redhill to Tonbridge line which seems to have suffered a lot recently, the alternative would be to travel via London Bridge which has far more trains but takes longer and will be more expensive.

Can you not extend where you are now?

I grew up in South Croydon, and there are some seriously nice houses there. Anything between South Croydon station and Selsdon is nice. Anywhere near Lloyd Park and Sandilands is good, and quite a lot in Sanderstead. No idea about house prices though. Parts of Selsdon are nice as well. There is a lot of Edwardian and between the wars housing.

Croydon council is bankrupt, and the centre of Croydon has gone downhill a lot since I left there though.

Most people move from outlet to tonbridge / tw. I wouldn't do it the other way.

I forgot to add that if you aren't walking distance to any of the stations you should look at housing near the tramlink, which is why I suggested Lloyd Park, and maybe Croham Valley Road. Also any roads near Croham Guest - walkable to South Croydon station.

To me it seems like madness Judd is amazing school, I am sorry to anyone who lives there but Croydon is pretty horrific. If someone gave me a free house I wouldn’t live there. Could you consider moving out further instead and suck up the longer commute? Cranbrook, Staplehurst etc you will easily get what you want for the money and much nicer IMO.

I lived in South Croydon for a few years - crime rates are horrible. No way would I move in from where you are

I wouldn't move back to Croydon either TBH.

Paddock wood, Marden

Better options

Croydon is pretty horrific.

Central croydon, yes. The outskirts aren't.

Central croydon, yes. The outskirts aren't.

I agree.

Living in this area I find it hard to get you are struggling with that budget.

Have you looked at the smaller towns Frant
Wadhurst
Bidborough
Speldhurst
Also as suggested above
Lingfield
Edenbridge
East Grinstead
Oxted
Also
Hever
Leigh
Crowborough

There are some fabulous looking houses on Rightmove in Purley and S Croydon for under £1m. I can see why you're tempted. Houses are cheaper round there for a reason though