Good house in Teddington or great house in Kingston (KT2)

[Thameside]

Hello everyone,

My husband and I are hoping for some advice. We have two little ones (almost 1 and 3) and are certain we want to settle in the outer part of SW London. We're drawn to it for a myriad of reasons: the great schools, access to family, and the general lovely vibe.
We've managed to narrow it down to North Kingston and Teddington, but now we're completely stuck.

Teddington feels more expensive because, well, it's that bit more lovely. North Kingston has some beautiful pockets, especially around the river and Richmond Park, but we find the town centre itself a bit functional and not as charming.

This has all come to a head because we've found a fantastic house in North Kingston – it's near the station and some brilliant schools. However, we can't shake the feeling that maybe we should hold out and keep looking for a place in Teddington.

For those who know both areas, I'd love to hear your opinions on raising children in each. I'm probably overthinking it, but I keep dwelling on how the location will ultimately shape them as they grow up.

So, what's more important: a bigger, better house in a very good area (Kingston), or a smaller home in a 'perfect' one (Teddington)? We know we are incredibly fortunate to even be in this position. To put it into perspective, our choice is between a large, high-spec, 'bells and whistles' 4-bed semi in Kingston, versus a smaller 3-bed semi (that would need a loft extension) or a compact 4-bed in Teddington.

Any advice or personal experience would be so appreciated.

I would choose bigger place in north Kingston unless all my friends and family and social life was in Teddington

I'd far rather live in Kingston than Teddington. Teddington is nice, but Kingston has way more to offer and it's easier to get around from there - loads of trains into London every few minutes, good theatre and music scenes, markets and shops, bars and restaurants.

Kingston, 100%. Also it's about a 6 min drive from Kingston to teddington so you can go whenever you want!

Bear in mind the costs of loft extensions in SW London can be upwards of £100k now once everything is factored in. Does that make a difference to the sums?

No contest Teddington!

Kingston totally! River, R. Park, theatre, market square. Teddington is nice too but hands down Kingston wins imo.

If you move to Teddington your kids will spend all of their time in Kingston. So you might as well move there anyway if the house is better.

Bigger place in Kingston gets my vote

I’d prefer Kingston to Teddington, but then I like a big buzzy place. I used to work in Teddington decades ago and it sure has come along, though was always nice but a bit of a backwater.

We’ll be coming into some money in 2-3 years so the extension will be totally doable then. So we’d actually rather a house where the loft hasn’t been done but has potential to be better in the future.

Who are all these crazy people - obvs Teddington is far better! And its as easy to get into Kingston town centre from Teddington as it is from N Kingston (20 minute walk for me).

Kingston for me!

Teddington for me between those two. Love Kingston but it's very densely packed unless you are out a bit.

Yes Teddington is a bit cosier I suppose, but a bit boring? The high street is not very nice tbh.

Teddington!
Also look at school catchments on the Achieving for Children website (distance of last offered place rather than set catchment area). Kingston has several excellent primary schools but some 1 form entry with very small catchment so even if you are close you may not be close enough.

Have you considered Thames Ditton? Village feel but v close to Kingston and Surbiton

There are loads of young families in Teddington, and the trains are on the same line as Kingston. I’ve lived here for over thirty years , lovely friendly place.

Teddington is pretty but Kingston is very useful. I think functionally the bigger house in the more useful area would win.
For secondary school, TKA is the best in the area by quite a way. If you’re in the catchment for that in the Kingston house then it becomes a no brainer (secondary school comes round SO quickly and which one they go to is probably the most important decision you’ll make for your kids so factor it in now).

having spent most of my life in this area I second every word of this post

Teddington and Kingston are on the same train line so that is not a factor (no one goes the other direction via Twickenham as it's slower)

Schools are a (the) factor (unless you go private)

Teddington every time for me.

At least 2 bus routes between Kingston and teddington, 281 and ?285?, plus Kingston station has a better train service, more trains stop.

Kingston is close to the hospital... Lovely town centre, theatre, bars, restaurants, cinema etc

News to me that more trains stop at Kingston!

I think it would depend on if you want a quieter or busier place tbh. Plus the age of the kids.

Teddington is more residential and better for younger families imho. Kingston is more happening and better for teenagers imho.

Even if you lived in Teddington, you could pop across to Kingston in no time. But if you lived in Kingston, you probably wouldn't come to Teddington unless it was for Bushy Park. But then you could go to Richmond Park instead.

So my answer is it depends on your age and stage of life and that of your kids.

I think it would depend on if you want a quieter or busier place tbh. Plus the age of the kids.

Teddington is more residential and better for younger families imho. Kingston is more happening and better for teenagers imho.

Even if you lived in Teddington, you could pop across to Kingston in no time. But if you lived in Kingston, you probably wouldn't come to Teddington unless it was for Bushy Park. But then you could go to Richmond Park instead.

So my answer is it depends on your age and stage of life and that of your kids.

Bigger house every time. You will be really grateful for the space when you have teenagers