Kingston Road, New Malden

[newp]

Hello,

We are planning to buy in one of the new developments on Kingston Road, New Malden(NM) very close to Aldi. Reading some previous posts on NM area, it seems like it will be a good place to live but since this will be our first home and we are planning to start a family soon, we are very nervous if it is the right area for us.

Are there specific areas to avoid in NM? What is the nursery situation like? and is it a safe area in general (specifically around Kingston Road)?

It’s not the nicest area. And school wise have you checked catchments? I think you’re a bit tucked away there from the mire well regarded primaries.

Kingston is very nice, and New Malden is nice too, though not quite as nice. Kingston Rd isn’t the best area, but it is surrounded by nice areas. The road is quite busy. Im not familiar with new developments in the area - is it very near Kingston Rd? It’s also not particularly close to a train station if that’s important to you. It’s hard to say if it’s the right choice without knowing what’s important to you. Could you share more details on what you’re looking for in an area?

Thanks for the answers! really appreciate it! For more clarifications:

• For schools, we checked catchments and the location is covered by a few good primaries (not outstanding though).


• King’s Oak Primary School is the closest. Do you know if this is a decent primary? What are the other good primary schools around this area?


• There are a few independent schools within reasonable commute distance as well.


• For the commute, I have to travel for work to Waterloo at least twice a week and the station is around 15 minutes walk which I found resonable.


• The development is called Kingston East, it is almost on Kingston Road next to Aldi and Matalan. There was a Homebase before this development on this site.

We liked this property because it was a new built, good size, reasonable walk to NM station and high street. Richmond Park and Kingston shopping center are also approx 10 minutes by cycle/ride. however, we did not really like the vibe of the nearby streets. I am a bit worried about the safety/crime aspect.

Lots of estates and newer builds between you and Kingston whereas towards New Malden gets a bit nicer. I wouldn't worry too much. Presumably it was cheaper than being in the smarter areas lf either place so you get what you pay for but I wouldn't ever feel unsafe walking along Kingston Road.

*of either place

Everything is a compromise with property, especially in buying your first home.

Honestly, it’s not the most attractive area of NM. But you mention you don’t like the vibe of the surrounding streets. It’s down to what you think really. I know the area well from working there and know exactly where you mean in terms of the old Homebase but don’t know the newly built properties you refer to.

you can cut through some of the roads to reach NM station but yes it’s still a walk. It’s a busy road, it’s definitely not The Groves or the better side of NM.

What is the price in comparison to the more central roads of NM?
Everyone has to start somewhere and if that’s what you can afford in your preferred location that’s fine, but if it’s going to bother you rethink and consider.

But NM does have a decent high street, good train links, excellent A 3 access, near Richmond Park, near Kingston for shopping, lots of plus points etc. There is also lots of regeneration in the town that the borough is supporting.

If you’re honestly considering private school (£25-30k per child per year, after tax) then I’d be spending more on a house and moving to a much nicer area with better (state) schools. I’m astounded to be honest!

I do hear good things about Kings Oak but it is (probably snobbishly) regarded as the least good primary school in the area. I’d agree that you can find better in Nee Malden if you’ve honestly got that much cash spare. New Malden is a great base but I’d honestly look elsewhere. What actually is your budget?

If it were me I would be weighing up the difference in cost between the Kingston East development, which is definitely not in the best area of New Malden, with other similar options in terms of size and space. The cost of new builds, when new, are always higher than others on the market. If I could get my own private outside space as well I would want that rather than communal gardens. I would also take a keen look at the service charges for the development and how they will be increasing year on year.

For instance Aboyne Drive has lovely maisonettes 2 bedrooms with private gardens that back onto the golf course. What is available in The Groves area of New Malden as well?

New Malden is great, has everything you need, good location etc.

The flats you are considering are in an 'ok' area. I would avoid Kingston road further up near Kingsmeadow though (Cambridge estate).

The roads near Morrisons are fine.

The nicer parts are off the high street... The Groves (Acacia, Chestnut, Lime, Poplar etc). Dukes Avenue Malden Hill, Kings Ave, Alric Avenue (£££). Near Beverley park. Cambridge Road, Connaught & Cleveland. Other areas creep much higher up the budget (Coombe Hill etc).

There are larger blocks of flats off Acacia grove which have been there 50+ years (Linden court) , big floor plans, safe area. I'd prefer that over a new build on Kingston road.

Kingston road is very busy. It's near the hospital so is a route for ambulances & the fire engines. But if you're round the back it would be ok.

Secondary schools you'll be in catchment for Tolworth Girls, Coombe girls, Coombe Boys, & Southborogh boys, Tiffins if you want state grammar. Or Holy Cross & Richard challenor if you are catholic

I'd be looking at getting value for money. Maybe checking Berrylands, Surbiton, Hinchley wood etc.

What's your budget? That would help immensely!

Definitely not somewhere I would want to live. Very noisy . No real community feel.

Thank you all for the messages!
Our budget is around 500k.
We also compared some new build properties near NM high street with it, We could easily see difference of around 70-80k.

Plenty of flats around that £ mark elsewhere which aren’t on a dodgy noisy road in poor school catchments. I’d be less excited by the new build and think sensibly. I really wouldn’t live there if I had a choice, especially as clear you don’t have private school as an alternative.