Moving house is one of life’s biggest changes. Choosing where to settle can shape your family’s happiness for years to come. Why do so many people set their sights on Surrey?
Surrey continues to draw families with its blend of peaceful landscapes, strong educational foundations, and excellent transport links to London. The question isn’t whether Surrey is the right move, but which neighbourhood best suits your needs. Let’s look closely at five standout areas for families planning a move in 2025.
Cobham: Green Spaces and Global Connections
Cobham attracts families seeking the balance of countryside beauty and cosmopolitan living. Nestled among woodlands and rivers, this village offers a tranquil backdrop, yet it never feels remote.
What makes Cobham stand out? Its schools rank among the top in the country, with Danes Hill and Reed’s School maintaining stellar Ofsted ratings and enviable university placement records. The American Community School gives Cobham an international flavour, drawing expat families and fostering diversity.
Shops and restaurants line the bustling High Street, from independent boutiques to renowned names like The Ivy Brasserie. Walk to Painshill Park for weekend adventures, or enjoy the local cricket club for community spirit.
Property prices reflect the area’s desirability, often featuring detached period houses and luxurious new-builds. Expect to budget around £925,000 for a family home in early 2025, with premium options edging well above this.
Key reasons families thrive in Cobham:
- Outstanding independent and state schools
- Thriving community with a strong sense of belonging
- Major employers and easy motorway access
- Plenty of green space for children to roam
Guildford: The Academic and Cultural Hub
Guildford blends history with modern lifestyle. The town’s medieval streets bustle with life, home to theatres, galleries, and high street brands. Yet, it’s the steady stream of educational opportunities that places Guildford high on many parents’ lists.
Schools like Guildford High School, Royal Grammar School, and George Abbot School have built reputations for academic excellence. The University of Surrey attracts young families with university staff, creating a dynamic atmosphere.
How often do you see a grand Norman castle and extensive shopping centre in the same postcode? Guildford manages this balance with style. Weekly markets, annual music festivals, and riverside walks show off the town’s personality.
Transport makes commuting to London simple, with a journey from Guildford mainline station to Waterloo taking about 38 minutes. Law firms, tech firms, and creative agencies provide employment close to home.
House prices in central Guildford hover around £750,000 for a three-bedroom property in 2025. More affordable options can be found in Boxgrove and Burpham, just outside the centre.
Why Guildford appeals to family movers:
- Highly-rated schools and a top university
- Cultural events and extensive leisure options
- Historic scenery with the perks of modernity
- Frequent trains to London and Reading
Reigate: Village Charm Meets City Access
Reigate offers a storybook high street, complete with an ancient church, independent shops, and inviting cafes. Families love it because it manages to feel sheltered, yet perfectly connected.
Sandcross, Holmesdale, and Reigate Priory schools frequently receive praise from Ofsted, and the town’s leisure centre, tennis courts, and Priory Park make for lively weekends.
The open spaces here are hard to overstate. Acres of countryside, including the rolling South Downs, sit on the town’s doorstep. Picnics by the picturesque castle grounds or brisk walks up Reigate Hill are Sunday staples.
If you need to travel, Reigate station sends direct trains to London Victoria in about 50 minutes. New business parks add local career options.
Property prices stretch from £650,000 for a traditional three-bed semi to over £1.2 million for larger family houses near the green.
Families often choose Reigate for:
- An idyllic, safe environment
- Active community groups and thriving clubs
- Beautiful parks and outdoor activities
- Good access to London, Gatwick, and employment hubs
Farnham: Historic Market Town with Creative Spirit
Farnham oozes artistic flair and historic charm. Its cobbled streets, Georgian architecture, and busy weekly markets set the scene for family life that feels both creative and connected.
Top schools like South Farnham School and Weydon School receive high marks for pupil progress and inclusive ethos. Farnham’s connection to the University for the Creative Arts adds further richness to the community.
Families find plenty of outdoor space at Farnham Park and the Alice Holt Forest, where cycling, nature walks, and wildlife spotting are regular fixtures. The Maltings arts venue brings theatre, film, and live music to town.
Commuter families appreciate the direct trains to London Waterloo, with journeys around 53 minutes. Parking is good for drivers, and Farnham’s position near the A31 links to the M3 for regional travel.
House prices present a wide span: three-bed homes to start at roughly £540,000, while scenic period homes and converted barns in the outlying villages reach much higher.
Farnham draws families who:
- Enjoy cultural events and a friendly artistic scene
- Value Good and Outstanding schools for all ages
- Prefer a town with heritage and a modern outlook
- Seek easy access to nature and leisure
Esher: Prestige, Privacy, and Top-Tier Amenities
Esher often draws attention because of its glamorous reputation. Celebrities and professional athletes call Esher home, but families will find as much practicality as prestige.
The town’s schools include Esher Church of England High and Claremont Fan Court, both known for supportive teaching and competitive sports programmes. Esher’s health clubs and parks cater to all ages, with Sandown Park Racecourse adding an occasional touch of excitement.
Esher feels calm and private without feeling distant. Trains to Waterloo take as little as 28 minutes, and the A3 whisks residents into Central London or south towards the coast. Shopping covers high-street mainstays and unique independent businesses, while gastro pubs and boutique restaurants keep nights interesting.
Property here sits at the higher end of the spectrum. Family homes often start at £935,000, though characterful cottages and ultra-modern builds cater to many tastes.
What makes Esher a prime candidate for families relocating in 2025?
- A track record for luxury and discretion
- Strong performing state and independent schools
- Swift connections into London and nearby business centres
- Community events and a strong local identity
Deciding on the Right Neighbourhood: Priorities and Preferences
How can families compare neighbourhoods and find the right fit? Decisions often come down to a handful of factors:
Factor | Cobham | Guildford | Reigate | Farnham | Esher |
|---|---|---|---|---|---|
Outstanding Schools | ✔️ | ✔️ | ✔️ | ✔️ | ✔️ |
Green Space | Extensive | Good | Excellent | Outstanding | Good |
Commute to London | 40 min | 38 min | 50 min | 53 min | 28 min |
Average Family Home | £925,000 | £750,000 | £650,000 | £540,000 | £935,000 |
Community Activities | Vibrant | Lively | Close-knit | Artistic | Upmarket |
Local Shopping | Independent & High St. | High St. & Markets | Boutique | Markets & Indies | Chic High St. |
Cost, commute, school quality, and the vibe of the local community all influence the search. Have you thought about which matters most to your family right now? Will your priorities shift as your children grow?
You might favour accessibility and school league tables today, while in five years, access to green spaces and cultural venues takes over. Consider starting with your non-negotiables and working outwards.
Reliable Resources and Keeping Informed
Choosing a new area means leaning on trusted information. Ofsted reports, local council announcements, and neighbourhood forums can all help to paint a clear picture. The Surrey County Council website regularly updates on school admissions, building projects, and transport changes. Estate agent blogs often reveal trends in property prices, whereas community social media can provide a genuine feel of what day-to-day life looks like.
It’s also worth checking crime statistics published by Surrey Police and reading about planned infrastructure developments. Sometimes a single planned road or school can shift the fortunes—and feel—of a neighbourhood.
Don’t underestimate the power of a walkabout. Spend time in a potential new neighbourhood at different times of day. Talk to local parents by the school gates or in playgrounds. Getting honest opinions from those living there now is often invaluable.
Room to Grow
Surrey’s appeal goes far beyond its leafy reputation. There’s diversity in every sense—from bustling market towns full of culture and contrasts, to luxurious enclaves still steeped in English tradition.
Each area discussed brings a distinct character and a wealth of opportunity. Families have a real chance to find a place that not only meets their present needs, but feels ready for all the chapters that lie ahead.
What would it take to picture your new life in one of these top Surrey neighbourhoods? Is it the sound of children playing in wide parklands or the quick dash to London for an evening show? Are you looking for that strong school community or space to let imaginations run free?
The decision deserves care. It’s more than just the next postcode. In Surrey, there’s every opportunity to find not just a house, but a home.
