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Original poster

Best areas Tunbridge Wells

46 replies

notreallytired · 01/12/2023 22:17

Moving to Tunbridge Wells from London. I drove around but want to know from locals what are the best areas to live in with 3 kids! I found older threads but interested to hear recent experiences and places that we should avoid! Thanks in advance :)

OP posts:
stillthinking22 · 30/12/2023 16:26

@notreallytired How old are your kids? Do you need to commute? Also what's your budget? The most popular primary schools are oversubscribed so even if you move into catchment you might struggle to get and in-year place. Once you move you may have to go on a waiting list for your ideal schools. Unless you're thinking or private schools. In terms of areas, the 'village' area is very desirable. St John's, St James and Culverden Park all have nice streets but some close to schools can be a bit of a rat run.

Original poster
notreallytired · 30/12/2023 16:35

Kids are 15, 11 and 8. So it's mostly secondary school options. I am happy to put the little one into private school until secondary. Budget of about 600k.

OP posts:
Muthaofcats · 30/12/2023 16:39

Assuming you’re happy with a flat for that budget?

Original poster
notreallytired · 30/12/2023 16:41

Hoping for a house really. Or is that difficult in the nicer areas you mentioned?

OP posts:
StaringAtTheWater · 30/12/2023 16:44

Tunbridge Wells is generally pretty nice so there aren't any really bad areas, but the area around High brooms is less nice than some of the other parts of town.

Traffic North to South on A26 is very congested during rush hour, whereas going east / west across town isn't as bad. Perhaps start by looking at which primary schools will have space for your youngest child, and going from there? Life will be easier if you are close to their school (I'm assuming the older ones have more ability to get themselves to school).

Panicmode1 · 30/12/2023 16:58

Presumably the older two won't be going to the grammar schools - or are you going private? If state, you may need to consider where there are secondary spaces - Bennett and St Greg's are on one side of town, SKA on the other, and morning /school traffic is dire.

Sherwood, parts of High Brooms and Broadwater are less sought after, but most parts of town are nice and TW has just been voted one of the "friendliest places in the SE".

Panicmode1 · 30/12/2023 17:02

www.rightmove.co.uk/properties/138591041?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY

This would be convenient for Bennett or Greg's and for primaries, may get you Bishop's Down or poss St John's (if space). Or Rose Hill (private) isn't too far...

stillthinking22 · 30/12/2023 17:19

@notreallytired I think you could get a house for that budget in certain areas but would be tight. Check out Rightmove and happy to let you know more about specific roads / areas

stillthinking22 · 30/12/2023 17:20

Panicmode1 · 30/12/2023 17:02

www.rightmove.co.uk/properties/138591041?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY

This would be convenient for Bennett or Greg's and for primaries, may get you Bishop's Down or poss St John's (if space). Or Rose Hill (private) isn't too far...

This one is a good shout. I believe it was on for more but has been reduced as on for a while. You might pick up a bargain due to slow market

BumbleNova · 30/12/2023 17:26

You won't get anything in the village for your budget. Your best option might be st Johns but really this hinges on what schools your eldest attend. As mentioned above school logistics/ traffic considerations are key. I presume you are not joining the grammar system so non selectives are probably where you need to focus, in terms of what those journeys wil look like.

Will you need to commute?

FrillyGoatFluff · 30/12/2023 19:27

Guessing you want a four bed? You'll struggle with anything, even a four bed flat, for 600 in t wells proper. I'd have a good look at high brooms or maybe crowborough, it's still a mainline for commuting and property is far better value.

Bloody love TW and loved every minute of living there, but moved out to East Sussex when family expanded - we just couldn't afford the four beds we needed in the town (we're planning to head back when all these damn kids have flown the nest 😂)

Original poster
notreallytired · 30/12/2023 20:19

It's difficult as yes I will ideally need a 4 bed but can cope with a 3 bed for a while as my eldest will be heading to uni soon. Commute not essential but will be nice in case my eldest ends up in one of the universities in london. I am also considering Tonbridge and open to other options in East Sussex or Berkshire.

Just to clarify I won't be able to afford private schooling for all 3 boys, so state for the eldest two with potential private for the youngest until he gets to secondary!

Thank you all for the recommendations, v helpful!

OP posts:
Muthaofcats · 30/12/2023 20:32

Bit harsh to send only one kid private ?

Original poster
notreallytired · 30/12/2023 20:36

He had it worse though with lockdown during reception/year 1 so he needs more of a push plus he is on the spectrum and would benefit from a smaller class size. Obviously, I would also consider state school options if places are available :)

OP posts:
HuntingoftheSnark · 30/12/2023 20:50

Only three bedrooms. Close to the village area and Claremont.

www.rightmove.co.uk/properties/143009048

HuntingoftheSnark · 30/12/2023 20:51

I meant this: www.rightmove.co.uk/properties/133628564

Original poster
notreallytired · 30/12/2023 23:05

Thank you! Can I ask where is the 'village area' in TW? Is that the big close to the main train station?

OP posts:
diefledermaus · 31/12/2023 00:33

St John's is lovely, as is hawkenbury although you'll struggle for 4 bed there. If you're looking at private for the primary aged son anyway, id get a bit more for my money in southborough which is still convenient for the grammar schools.

HuntingoftheSnark · 31/12/2023 05:14

notreallytired · 30/12/2023 23:05

Thank you! Can I ask where is the 'village area' in TW? Is that the big close to the main train station?

Yes, it's the part between the station and I suppose Chapel Place, around and a bit beyond the Grove Park. It's quiet and convenient if you don't drive. I wouldn't be able to specify exact coordinates but Claremont school is close by and so is the High Street.

OzziePopPop · 31/12/2023 07:08

Are you thinking of moving before or after your eldest child’s GCSEs? I’m only asking as he may not be able to take the same subjects, that could be a major reason to time any move very, very carefully!

Original poster
notreallytired · 31/12/2023 10:18

The move will need to happen after GCSEs or A levels (after 2 years). My eldest is taking fairly standard options so I don't think it will be an issue when moving.

OP posts:
Muthaofcats · 31/12/2023 18:21

notreallytired · 30/12/2023 20:36

He had it worse though with lockdown during reception/year 1 so he needs more of a push plus he is on the spectrum and would benefit from a smaller class size. Obviously, I would also consider state school options if places are available :)

Makes sense :)

Seren1tynow · 03/02/2024 20:31

Apologies for hijacking an existing thread but I’m looking for honest input on living in the centre of Tunbridge Wells, specifically Dudley Road/York Road. I have two kids at home and one car, I know parking is a bit tough around there. I can see that Dudley Road especially is carved into flats. I’m not phased by scruffy (as some of the properties are) but I am phased by dangerous and looking at the crime stats, I am a bit concerned. But then it’s so close to the shopping centre and maybe that’s par for the course? We love the idea of living really centrally, it’s just the safety issue… any insights?

HuntingoftheSnark · 04/02/2024 07:01

@Seren1tynow I have friends in both York and Dudley Road and they love being so central. As you say, parking is an issue but neither of them drive.

They both live closer to the London Road end than the town centre though - I'd imagine it could be noisy on a Friday/Saturday evening if you're nearer Wetherspoons. I looked at a flat in York Road a couple of years ago - just decided in the end to stay where I am.

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