What’s it like living in Orpington?
Geography and Housing
Orpington, located in the southeastern part of Greater London, offers a blend of suburban comfort and easy access to central London. The area is characterised by a mix of residential streets, green spaces like Priory Gardens and suburban estates, providing a range of housing options for potential homebuyers.
The housing stock in Orpington includes detached and semi-detached homes, with a selection of terraced properties and flats. The area has a relatively affordable housing market compared to other parts of London, making it an attractive option for families looking for more space and better value for money. However, it’s important to consider the differences between areas. While some parts of Orpington are more desirable, areas like St Mary Cray and parts of The Crays are among the most economically disadvantaged in the borough, with higher levels of social housing and dependence on benefits. This can sometimes result in pockets of anti-social behaviour, including small gangs of youths on motorbikes or quad bikes and occasional intimidation in areas near the shops. Despite this, many residents in these neighbourhoods describe their experience as supportive and friendly.
The more central parts of Orpington, such as the town centre and areas closer to Petts Wood or Sidcup, tend to offer a more desirable living environment. These areas are better connected and provide a mix of housing types, including family homes with good access to schools, parks and local amenities. Orpington town centre itself is more diverse and attracts a broad community, with a significant number of Asian families drawn to the area due to the two selective grammar schools.
Unique Attributes of Orpington
Orpington’s history, dating back to the Roman era, is evident in the area’s historical landmarks. The Orpington Priory and Scadbury Manor, the ruins of a Tudor mansion, offer glimpses into the area’s rich past. The town is surrounded by green spaces like Scadbury Park, which provide opportunities for walking, cycling and outdoor activities.
The combination of historical significance and the proximity to nature makes Orpington unique. It’s a town that offers a balance of old and new, with modern amenities and a welcoming community atmosphere. However, as with many towns, the character of certain areas can vary.
Neighbourhoods and Amenities
Orpington offers a range of neighbourhoods to suit different lifestyles. The town centre is home to shops, restaurants and cafés, making it ideal for those who prefer an urban environment with easy access to amenities. However, areas like Goddington Park and Crofton provide quieter, residential options, which are more popular with families.
While parts of St. Mary Cray and The Crays are known for higher levels of social housing and more economic challenges, it’s important to recognise that these areas, though relatively deprived, still contain close-knit communities. There are certainly areas of the Crays that are supportive, with respectful neighbours, but it’s advisable to be aware of the potential issues, including anti-social behaviour and occasional intimidation near shopping areas and transport hubs. For those seeking a more settled and family-friendly environment, the neighbourhoods closer to Petts Wood and Sidcup tend to be more desirable, offering a quieter lifestyle and more stability in terms of community amenities.
Orpington also offers several parks, libraries and leisure centres, alongside good schooling options, making it a family-friendly area overall.
Architectural Traits and Building Materials
Orpington’s housing varies from period homes to more modern constructions. Many of the older homes, especially in areas like Old Orpington, are built with local Kentish ragstone, offering an authentic and historical aesthetic. In newer developments, brick remains the primary building material, contributing to durable and well-insulated homes.
Much of the housing in Orpington, particularly in areas like Goddington Park and Crofton, features detached and semi-detached homes with private gardens, offering ample outdoor space, a desirable feature for families. In more urban areas like the town centre and parts of St. Mary Cray, flats and terraced properties dominate the landscape, providing a more affordable alternative.
Flooding Risk and Radon Levels
As with many suburban areas, parts of Orpington, especially those near rivers like the River Cray, can be prone to flooding. Homebuyers should check flood risk maps and consult with local authorities to assess potential flooding hazards, especially if buying a property near watercourses.
Radon levels in Orpington are not a significant concern, as the area does not fall within a high-risk zone. However, it’s always a good idea to check specific properties for radon risk, especially in older buildings that may have poor ventilation.
Transportation and Connectivity
Orpington is well-connected by road and rail. Located close to the M25, it offers easy access to the wider road network, including the A21 and A222. Orpington Station provides regular rail services to London Bridge in around 20 minutes, making it a popular commuter base.
The town also has good local bus links, connecting it to nearby towns and villages, while airports like London Gatwick are easily accessible for international travel.
Education and Family Life
Orpington offers excellent educational opportunities, with several high-performing schools. St. Olave’s Grammar School, one of the top schools in the area, is a particular draw for families. There are also other well-regarded primary and secondary schools, such as Darrick Wood School and Orpington Primary School.
In addition to schools, Orpington provides a wealth of family-friendly amenities, including parks, leisure centres and local libraries. The area’s social environment is supported by many extracurricular activities, from sports to music lessons, making it a good choice for families with children.
Crime in Orpington
Like many areas in London, Orpington has varying levels of crime depending on the neighbourhood. The town centre generally has a low crime rate, particularly in the areas surrounding the high street, where families often reside. However, certain areas, especially in St. Mary Cray and parts of The Crays, have been associated with higher levels of crime, including anti-social behaviour and small groups of youths causing disturbances. As a result, it is advisable for potential homebuyers to research the specific area they are considering for purchasing a property.
Crime in Orpington overall is relatively low, but some areas, particularly near the stations and high streets, can experience petty theft and anti-social behaviour. For those looking for a safer environment, the areas closer to Petts Wood and Sidcup offer a more family-friendly atmosphere with lower crime rates.
Comparison with Nearby Areas
Compared to neighbouring areas like Sevenoaks, Orpington offers a more affordable housing market. While these nearby areas may have higher property prices, Orpington’s combination of green spaces, good transport links and a range of housing types make it an attractive option for homebuyers.
The more affluent areas of Petts Wood and Sidcup offer quieter, family-oriented living, while St. Mary Cray and parts of The Crays are more economically challenged and may not be as desirable for some buyers. Nevertheless, each area within Orpington has its own unique appeal and prospective buyers should carefully consider their needs, particularly in terms of community and amenities.
Orpington offers a variety of living options, from quiet suburban streets to more urban settings. While some areas may be less desirable due to socio-economic challenges, others provide a family-friendly environment with easy access to London. Whether you’re looking for a home in a bustling town centre or a peaceful residential area, Orpington has something to offer.
Where is the best place to live in Orpington?
Petts Wood
Petts Wood is one of the most sought-after areas in Orpington, offering a mix of good-sized family homes and proximity to good schools. It’s ideal for families looking for a quieter, more suburban lifestyle with excellent transport links to central London.
Sidcup
Sidcup is another family-friendly area with a range of housing options, good local amenities and excellent schools. It offers a slightly more urban feel than Petts Wood but is still relatively quiet and well-connected.
Orpington Town Centre
For those who prefer being close to shops, cafes and public transport, Orpington Town Centre provides easy access to amenities and is a popular choice for professionals commuting into London. It offers a mixture of apartments, modern developments and more traditional homes.
Goddington Park
A quieter, residential area that offers large detached homes with private gardens. Goddington Park is ideal for those looking for a more suburban feel while still being within reach of Orpington’s amenities.
Crofton
Crofton is a well-established, family-friendly area with good local schools, parks and leisure facilities. It’s known for its strong community and quiet, residential streets, making it a great choice for families and retirees.
