Knoll Orpington vs Petts Wood East

[Avev2022]

Hi everyone,

We are a young family with twin boys looking to move to Orpington/Petts wood for Crofton school. From our research we have identified 2 areas within orpington which are desirable - Knoll area of orpington and Pettswood East.

We are exploring both and wanted advice on our thought process below:

1. knoll vs petts wood east - any clear winner in terms crime, social make up of the area etc.
2. Petts wood houses seems more expensive than knoll
3. knoll is closer to orpington station with access to fast trains
4. knoll is closer to orpington high street which looks a bit run down. Station square in Petts wood east seems nicer
5. Petts wood east is further more away from Crofton school (0.7m plus) than compared to Knoll so admission can be risky?

we are particularly looking at Lynwood Grove within Knoll. Any feedback on the this street.

Would appreciate any guidance on this.

I am biased because I live in Petts Wood (though I live on the 'cheap' side - PW West - v close to Crofton) but it is much nicer than Orpington.

The houses round Lynwood Grove are really lovely but I always think they're a bit neither one nor the other. And there is constant building work which annoys me just driving down there let alone how it must be to live there!

We are v close to the station, the shops, buses and the school.

Think about secondary schools too because some of PW (especially the posh side) is a bit of a black spot - especially if you have girls.

I live in Petts Wood East but had family in The Knoll. I love Petts Wood as it is walkable to a range of independent shops, restaurants and the station. It is also zone 5 so marginally cheaper on the train fare if going into town.

I have a friend in Knoll who loves that she has a greater choice of gyms within walking distance and restaurants but I find the clutter of Orpington high street and the people who hang outside McDonalds a particular turn off, if that makes me a snob then ok, but you did ask for an opinion so setting out my particular view.

Petts Wood secondary schools for girls: - a lot go to the grammars including Sidcup and Chislehurst Grammar, Weald of Kent, Newstead etc. Most sit the eleven plus for Kent, Bexley and the Orpington grammars. For non-selective schools you have Knole Academy in Sevenoaks comes out as far as PW and Chislehurst School for Girls seems to be on the up (Crofton recently became a feeder school for CSG and may be playing a part in that). With lowering birth rate the catchment for Crofton will most likely only be getting bigger.

Further to the above OP I realise you have boys. I had read the reply from another poster about girls so focused on that. Non-selective secondary option for boys that is popular is Ravenswood and many boys from PW go there.

@PettsWoodParadise thank you for the detailed response. I agree with the orpington high street opinion.

Any particular view about Lynwood Grove as a street? Although you have noted your preference, any reservation on Knoll area (particularly lynwood) in terms of neighbourhood (crime rates, social economic make up of residents etc.)

Lynwood Grove has some lovely large houses. I think practically every one has been extended and it is a bit of a local joke that the economy will crash if there is ever no house undergoing development on the road.

It is a bit of a rat run for those heading to Orpington from PW or those from Knoll to Crofton. it is narrower than some roads. There is minimal parking on the road so something to consider depending on your drive size and visitors. I go down the road myself quite regularly. I also sometimes get the fast Orp train and walk to Petts Wood, there is a an alley way on one side of Lynwood Grove that joins up with the top of Dale Wood. Living next to the alley may not be the most ideal.

The nursery where Lynwood joins Knoll Rise has undergone a recent rebrand and is popular with commuters as there is a cutting through to the station very nearby. You are also not far from Perry Hall school which is very popular. There are some ex-LA houses at bottom of Mayfield but most are owner occupied. Not aware that crime is an issue other than expensive cars being stolen to order which seems common nearly everywhere.

The Lawn tennis club behind Part of Lynwood and Mayfield is rather a nice touch but fees I believe are quite pricey. I am not sure if they are floodlit, you may want to check if it is near the property you are interested in.