Wallington/ Beddington? or further afield to Reigate.

[Cris1976]

It looks like we are now looking more in this area and have just had a second viewing on a property not too far from Beddington Park nearer to Brandon Hill cemetery. The main reason to look at this area (despite having zero familiarity!) is due to the schools and houses not being as mentally priced as Carshalton. Our little girl is 4.

However, this property (a decent semi) seems a bit in the middle of nowhere. In order to get to London it's a grim 20min bus ride to East Croydon as Wallington Station is over a mile away. I'm a bit torn on the area after spending Saturday there, as it will have none of the convenience and village feel we would like. Is there anyone on here who is familiar with area that can assure me it’s not that bad?! Are there decent high streets or places to go? The house itself is not too far from the industrial estate with Ikea which is a bit ghastly and I don’t imagine wanting to go there to shop – Every time we’ve passed through it’s been a snarl up and Croydon road constantly has traffic.

Not sure if I’m being overly fussy now and will never buy or if my concerns might be legitimate? Again, we are very unfamiliar with the area but any local knowledge would be golden! Much much appreciated!

Yeah it is a bit trafficky around there. I would honestly rather be in central Sutton than there. Of course Reigate is much naicer but you have to be very careful with school catchments and if you need diversity then thats an issue.

@ChristopherTracy

Yeah it is a bit trafficky around there. I would honestly rather be in central Sutton than there. Of course Reigate is much naicer but you have to be very careful with school catchments and if you need diversity then thats an issue.

Do you? Which school in Reigate would you not want your DC to go to?

Reigate is very different from Beddington/Wallington.

Went through Wallington the other day and it seemed a bit grotty tbh.

Thinking about when your dd is older to you want her heading to Croydon to go out? I wouldn't!

Reigate is very expensive but Earlswood is quite popular but as someone else said schools can be an issue in the area.

If you’re looking near ikea you’ll be near the tram, which runs frequently into East Croydon.

Thanks for the feedback everyone. Yes, we see ourselves more in Reigate more because of the atmosphere and feel of the place even though trains into London will take a fair bit longer. However, can't really find anything unless we really compromise on the property or head further out to Redhill.

Is anyone here from Wallington at all? They seem to have very well rated secondary schools at least.

It's just Wallington's proximity to that Croydon 'feel'. Living there would be more about optimising on the house than anything else. Arghh.... These decisions are tough, given that we don't have £1m to throw about.

What about a compromise like Banstead, bits of Coulsdon or Worcester Park? What is your main goal?

Would love to try Banstead or Worcester Park, but there's very little on the market there.
Ultimately would like something which will be safe for the little one, good schools and preferably a community feel to it. It would be ideal if the new location is easy to get into Victoria. Have budget creep and now looking at (uncomfortably) £650k ish.

@Blankscreen

Reigate is very different from Beddington/Wallington.

Went through Wallington the other day and it seemed a bit grotty tbh.

Thinking about when your dd is older to you want her heading to Croydon to go out? I wouldn't!

Reigate is very expensive but Earlswood is quite popular but as someone else said schools can be an issue in the area.

I wouldn’t let my kids visit Croydon 🙄 People do live there you know!

There are some nice villagey parts of Wallington not far from the garden centre and behind the girls grammar school.

There were some very helpful commenters on a thread about Wallington/Carshalton Beeches/Sutton a while ago (link here: www.mumsnet.com/Talk/property/4091959-SM5-SM2-SM6?msgid=102146143 )

I'm tagging them below, to see if they have any recommendations (in addition to the ones other commenters have kindly provided above.)

@JoJoSM2 @ShaunaTheSheep @toomanycats99

I'm in wallington. I'm walking distance to high street. That bit by the cemetery would be a bit far out for me tbh. Not too many shops around and you are also getting towards Croydon which I would avoid!

Primary schools would be good there - probably Bandon Hill or Highview. however you are a bit of a black hole for secondaries.

You would potentially be out for catchment for both carshalton boys / girls (not 100% on distances) also for oaks park (that's not great but could have improved by then!)

To the pp who said about teens going to Croydon - mine only goes very rarely. Maybe 3/4 times a year. Her school is Sutton / carshalton so Sutton is where her friends go. If you had a school that was on the Croydon side agree they would end up there and that's why I avoided those.

Wallington is not exciting but it has a practical range of shops and much as some people like to moan I would say its a relatively safe area. I like the carshalton side of it but it is a bit more expensive.

Would agree very different to reigate / Banstead. As a teen I hated living in Banstead as it was just outside the frequent transport options my friends had. It's also just outside travel card so costs more to get anywhere!

Feel free to PM me abs I can suggest areas of wallington that might work for budget. There are a number of roads offdemesne road that have 2 up 2 down Victorian terraces. They are nearer high street and shops than beddington.

Just seen your budget. With that you could easily look at a semi near carshalton village, or butter hill. Trains are better from carshalton than wallington. You have all the parks and carshalton village has some nice local events on.

Something like this in butter hill

www.rightmove.co.uk/properties/118325309

Thanks so much for all your fantastic replies to my thread.
NewNormal, thanks for the offer, I will PM you if that is ok?!

I would not be looking in that specific area - really us a bit if a no man's land.

The areas closer to the centre of Wallington, or heading towards Carshalton on the Hill are much nicer.

Many of the Wallington secondaries are grammar schools which are fantastic - if your DCs are bright enough to get in. Competition is tough.

Thank Seeline. We have seen a decent semi-detached not too far from the Plough Inn pub. Little one is 4.5yrs, so ideally looking at either Hillview or Beddington Infants. We are doing our homework on this though.
As you mentioned it's a bit in the middle of nowhere but right now can't seem to find anything else.

Just to say I’m in South Crossing, you’d get a lot for your budget.

I have three teens and despite it being less than 10 mins on the bus they never go out in Croydon, and neither do their friends (and they’re all at Croydon state schools).

I would avoid where you’re looking tbh, unless you’re going to be in Beddington Park daily there is very little there

Is the sewage works (and associated pong) still there?

Yes. And the incinerator. Depends on direction of the wind

@Cris1976

Yes of course!

Have to agree I'm always browsing RM and there really doesn't seem to be a lot on there at the moment!

[quote Newnormal99]@Cris1976

Yes of course!

Have to agree I'm always browsing RM and there really doesn't seem to be a lot on there at the moment! [/quote]
Thanks! Sent you a PM.

I'd avoid that area. What about Sanderstead/Purley/Kenley area? The secondary school is Riddlesdown Collegiate which is excellent.

Alternately, Coulsdon or Warlingham?

www.rightmove.co.uk/properties/119705804#/?channel=RES_BUY

www.rightmove.co.uk/properties/120337901#/?channel=RES_BUY

[quote sarahb083]I'd avoid that area. What about Sanderstead/Purley/Kenley area? The secondary school is Riddlesdown Collegiate which is excellent.

Alternately, Coulsdon or Warlingham?

www.rightmove.co.uk/properties/119705804#/?channel=RES_BUY

www.rightmove.co.uk/properties/120337901#/?channel=RES_BUY[/quote]
Thanks for the feedback Sarah. Can I ask why you would avoid this area?

Wallington is great - plenty of decent shops, cafes, pubs and parks within walking distance.

It sounds like Waddon station might be closer to where you are looking than Wallington.

Schools are largely over subscribed so don't assume you will get a place even if you move next door to one - they might be full.

We live just south of there, and the traffic in that area is always awful - busy and slow. And it's not close to public transit, so I think you'd end up stuck in the traffic all the time.

The surrounding areas (Mitcham, central Croydon, Wallington) are all a bit run down too - there's nothing very nice in that area. You mentioned looking for a village feel and nice high streets, and I don't think you'll find either there. We looked at some houses in the area and I'm so glad now that we ended up elsewhere.

Sanderstead has a lovely high street with a village feel, as does Warlingham (around the green), though the Warlingham green area isn't very close to a train station.

Coulsdon has a nice high street too, and is very close to Coulsdon South station with fast trains.

Caterham is also villagey, though the trains are slower.

This house in Sanderstead is lovely - walking distance to both the high street and the train station: www.rightmove.co.uk/properties/119856005#/map?channel=RES_BUY

I'm not sure what your criteria are, but this one is walking distance to Purley which has plenty of restaurants, and a very quick train into London (22 mins to London Bridge): www.rightmove.co.uk/properties/111737276#/map?channel=RES_BUY