Which areas in Sutton/Cheam should we go/avoid?

[MillyCo]

Dear fellow mums,

We're looking to move from Essex to London Borough of Sutton, focusing on Cheam/Sutton. Market there moves so fast and we will have to make quick purchase decision after viewings in order to stand a chance. Although we've had a drive around and have a general idea about those areas, nothing beats local knowledge, so I'm hoping to pick your brain for a minute. :)

We are looking for a 3 bed (with potential to extend) or 4 bed house, with a budge of 750k. With two children of primary school age, we are keen to find a safe neighbourhood, and avoid any state secondary school catchment blackholes (if any) in case they don't get a place in the grammar schools a few years down the line.

Glenthorne seems to have good reputation and so does Cheam High, so we are searching in North Cheam, West Sutton, and somewhere between Cheam village and Sutton central.

Our questions are:

• People seem to have mixed opinions on North Cheam. Are there any streets that you would say 'nay'? Local crime rates seem to be only slightly higher than Cheam (and much lower than where we live now), and we saw quite a few properties popping up on Windsor Avenue in the past few weeks. Is this part of North Cheam okay in general?


• Do any mums have knowledge on areas slightly further down south: Palmer Ave / Newbolt Ave / Priory Ave and surrounding blocks?

We have very newbie to this part of London, so any help and thoughts are hugely appreciated. :)

Thank you!

It depends what you want. Cheam Village is the 'naice' bit with the nicer centre. North Cheam doesn't have as much at the crossroads in terms of cafes, pretty shops etc. But I think North Cheam is still a decent family area, you can walk to the village for a meal or shopping, and those schools are both fantastic. I'm a bit too far away to comment on specifics of roads though.

@BendingSpoons Thanks a lot for sharing your thoughts. :) Pretty shops and cafes are nice extras, and we are mainly after a safe, family-friendly area to bring up children, so it's great to hear that you think North Cheam is a decent one.

May I ask if you're familiar with Sutton itself by any chance? We're also looking at those neighbourhoods between Cheam crossroad and Sutton centre, just above Cheam Road. Any advise? Again, thanks for your help here. :)

Yes anywhere between Cheam Village and Sutton is nice especially around Seers Park - anything marked as South Sutton is all good frankly. You wont be in catchment there for Glenthorne though as the only catchment area it has is in Worcester park - the other places are done on banding.
The other slightly less regarded school is Greenshaw and then the new Harris after that - so Belmont also nice.

Look at Kingsmead Avenue, Tudor Avenue and Oaks Avenue, officially Worcester Park but leading to North Cheam.

Thanks @ChristopherTracy for the reassurance. Will read more on banding system which is completely new to us. It seems that living within the 'catchment area' doesn't necessarily guarantee a place in Glenthorne. Tricky hmmm....

@Lysianthus, thanks for the invaluable intel ;) Have just Googled those areas and properties look very nice. They don't seem to come to market often though? Will certainly keep an eye!

We live in Stoneleigh (near Newbolt/Priory/Wickham etc) and that bit is lovely quite - close to very good Primary Schools and in Cheam catchment. The below in Palmer works

www.rightmove.co.uk/properties/123602063#/?channel=RES_BUY

Walking distance to cheam village and Stoneleigh (and the stations)

I don't know Sutton brilliantly but Sutton Garden Suburb is quite nice (roads around Aultone Way/Wood End/Greenhill) but properties tend to get snapped up quite quickly. You are bang on the doorstop of Greenshaw school (not sure if that is a good or a bad thing?!) and close to Rose Hill Parks East and West. Sutton Sports Village has great facilities if you have kids.

Thanks @Quartz2208 Just saw your post now. How did I miss this one?! Will give them a call and hopefully it is still available for viewing.

@VonWeasel Thanks for the info! Never thought about those areas and will certainly do some research. May I ask how is Greenshaw compared to Cheam High in your opinion? We're mainly targeting Cheam High in our property search, but certainly would like to know more about the other secondaries in the area. Thanks!

@MillyCo hope you are well. I have seen your 2-year old post while I am searching insights around the same area you have been searching back then. 😊I hope you managed to find a nice house in a family-friendly neighbourhood.

I am relocating to Sutton/Cheam area as well this Summer so that boys can start their new year in schools there. My boys are secondary school age. We were thinking of Glenthorne and Cheam High School, and will apply for the 2 grammar schools around as well.
I appreciate if you can give me insights on recommended schools (Cheam High or Glenthorne) and the safe/nice areas there. Thanks ☺️

@GigiRas are your sons already at secondary schools? All of the schools in the borough are full usually so you may find it harder than you think unless they are moving at a natural entry point - 11 or 16.

@ChristopherTracy Thanks for your reply. Yes my sons are at secondary school, but the older is getting into sixth form the coming year, so he applied to these schools already, and we will check his acceptance in August. He has 2 conditional offers from both schools already. My younger will need to apply as in-year applicant, and I expect him to be on the waitlist for a while, but maybe able to follow his brother in the same school ( I hope ☺️). Do you recommend one of the 2 schools more. Or if you have insights on Green Shaw too please?

Both of the schools you mention are well thought of. I don't think some schools have sixth form included in their sibling policy if that's what you're thinking.

I don't have any personal insight re Greenshaw - I know friends are applying to the new Harris.

Re the safety, I don't think there are any areas that are more or less safe nowadays, teenage boys are at risk all over London at school chucking out time and you just have to be alive to that I think.