Where to move around Orpington?

[Kinshu]

Hello Every1,

We are moved from Munich to London before 3 years, so we new to the area and now are looking to buy a house around Orpington. We visited the southern part of Orpington (around Locksbottom) and loved it. However, I see that Chelsfield and Goddington have more reasonably priced houses that are relatively spacious. Everyone told us to stay away from St.Pauls Cray area and Petts wood seems to be out of our Budget. Our Budget is around 500k to 600k.

I would really appreciate if someone can share their first hand experience about Chelsfield and Goddington. Can someone please advise on these two areas?

Thanks in Advance.

Do you have children who need primary or secondary state education or plan to be here when you do? There are lots of good schools but distance criteria for secondary is challenging in some areas. It's worth checking this out before you commit to an area.
Goddington and Chelsfield are both pleasant but further from Orpington station which has best service to London.
We've been in Orpington for several years and have been very happy with kids one of the many good primary schools. Bit worried about secondary though

Following this thread with interest. Is Darrick Wood High School no longer any good?

Have a look at the Crofton area of Petts Wood. Should be within your budget

Hi @Kinshu What type of property are you looking for? Are you willing to do work? Do you have to get into central London for work? Do you need nurseries, schools etc. I can see a few houses in Petts Wood, Chislehurst and Bickley that have potential. I don’t know Chelsfield apart from somewhere we sometimes drive through.

I second Crofton, compromise is the 1960s housing and longer walk to either Petts Wood or Orpington but it is a good location.

Darrick Wood is still popular, it got a Good in latest 2019 Ofsted but then many schools who had been outstanding got the same higher bar.

Hi,
We are also looking to buy apartments/house near Orpington. Are areas near Orpington high street good? Which are the best primary schools to get into? How safe is the high street for families with small kids?

Does it have to be Orpington? I'd be more inclined to go for somewhere like Sevenoaks personally, or surrounding villages like Knockholt, I don't Know them well but Orp is a bit of a dump from memory (I lived in Bromley, biggin hill and other relatives in Sevenoaks )

With regards to schools Ofsted isn't exactly fit for purpose these days and does not give a decent realistic overview so you'll have to do more research.

@lj9 I don’t like the vibe of Orpington high street for living there personally. There are lots of students, McDonalds and KFC types of people (sorry to stereotype) despite some of the nicer restaurants, during the day it is a bit depressing. It depends what you are looking for. Lots of flats have gone up and it’s become a dumping ground. There are worse places, it is better than most parts of Croydon for example. If looking at a flat in Orpington what about a maisonette in Petts Wood? Many of the new flats in Orpington you pay a premium for compared to the 1930s maisonettes with which you also get a garden and nice location.

Darwick Wood is still well thought of so you can only get a place if you live close enough.

I lived in Orpington for seven years and hated it. The high street was dreadful and the whole place did not have a good vibe. The only plus point was that you could to London Bridge by train relatively quickly.

We are looking for an area where the commute is easier as both my partner and I are working. We would like to live near station within 10 minutes walk. We found houses are a bit expensive in Petts Wood area. The houses we viewed last week were within our budget,but needs renovation. So we are more inclined to New Build homes. Any suggestions on primary schools in this area?

May I please ask which primary would you recommend better in Orpington? Also for secondary in addition to 2 grammars I thought Darrick Wood secondary has good reputation.

Primaries: Tubbenden or Warren Road are good if not at the Orpington end of Crofton or Perry Hall.

For secondary Darrick is ok and popular, it is a large school and some pupils don’t do as well, like most schools. Many boys find a good fit at non-selective Ravens Wood and girls at Knole Academy. Some Kent or Bexley grammars are often also in reach, there are not just the two Orpington Grammars available to those in the area.