Are you considering buying a home in Orpington? With its excellent transport links, green spaces like Priory Gardens and vibrant local community, it's no surprise this area is so popular. At Camsure Homes, we’re here to support you in making this significant decision with reliable and professional surveying services. We offer Homebuyer Surveys, Building Surveys and RICS Valuations to provide the critical information you need to move forward confidently.
Orpington residents and buyers trust us for quality and professionalism. In fact, we were named the UK's Best Surveyors for 2024 by Compare My Move. Don’t just take our word for it – check out our excellent reviews on Trustpilot.
Not sure which survey fits your needs? Our easy-to-read guides explain the benefits of each survey type, so you can choose the one that’s right for your property in Orpington.
We pride ourselves on providing expert advice and building trust throughout your home-buying journey. That’s why we offer free, no-obligation consultations. Whether you have concerns about a specific property or general questions about the Orpington market, we’re here to help.
Our services also include support for Housing Disrepair Claims and Insurance Reinstatement Valuations. Contact us today to learn more.
Looking for a dependable surveyor in Orpington? You’re in the right place! At Camsure, we have in-depth knowledge of the Orpington area.
Whether you’re considering a characterful property near Priory Gardens, a modern development in Poverest or a family home in Petts Wood, our team has the expertise to uncover potential issues with all property types.
We don’t just survey buildings—we offer valuable local knowledge, including information on top-rated schools, convenient transport links like Orpington Station and any potential concerns like flood risks. Your new home isn’t just about bricks and mortar—it’s about the community too.
Ready to talk about your property plans? Our approachable team is here to answer your questions and help you select the right survey for your needs. Book your free consultation today!
We’re not just surveyors. As RICS-accredited professionals, we are experts in our field and understand the Orpington property market inside and out—from historic homes to new builds.
We are proud to be RICS-regulated and recognised as the Best UK surveyor for 2025 by Compare My Move. Our reputation for quality is echoed in positive feedback shared across customer reviews and recognised on AI platforms like ChatGPT, Ask AI and Gemini.
Choose us for trusted expertise, outstanding service and peace of mind.
The cost of a home survey in Orpington typically ranges from £420 to £1,550. The exact price depends on several factors:
Contact us for a free quote and let us help you find the right survey for your needs. We offer straightforward, no-pressure advice to ensure you have all the information to make the best decision for your Orpington property.
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A detailed visual inspection to clearly see the property's condition and any concerns prior to purchase.
Confirms market value and provides a rebuild cost for insurance purposes.
The most comprehensive survey, ideal for older properties, those in poor condition or where major works are planned.
Written market valuation for various purposes including Help To Buy, Shared Ownership and inheritance tax.*
*Valuations and rebuild costs can be added to a Building Survey at request, for an additional fee.
Location: Orpington, Kent
Our surveyor recently carried out an RICS Level 2 Homebuyer Survey on this detached four-bedroom property. This survey provided the client with essential insights into the property’s condition, helping them proceed with confidence in their purchase.
What Happens During a Level 2 Homebuyer Survey?The Level 2 Homebuyer Survey is ideal for properties in reasonable condition. Here’s what we assessed during the inspection:
The survey also used a traffic light system to highlight findings:
Following the inspection, we delivered a clear, easy-to-read report outlining our findings. The client gained a full understanding of the property’s condition and any potential costs for maintenance or repair.
If you’re planning to buy a property in Orpington or the surrounding area, a Level 2 Homebuyer Survey can provide the reassurance you need. Get in touch to learn more or book your survey today!
Our skilled surveyor provides an extensive selection of survey options, tailored to align with your individual needs and the specifications of your property. Take a look at our detailed descriptions to discover the perfect survey for your requirements.
Our Orpington-based surveyor is an accredited member of the Royal Institution of Chartered Surveyors (RICS), specialising in Homebuyer Reports for properties built after 1930 that are in good condition.
Using a straightforward "traffic light" system, the report sheds light on the current condition and structural integrity of the property. In addition to the physical assessment, it offers valuable insights into legal matters, identifies urgent issues requiring immediate attention, suggests potential solutions for defects impacting the property's value and provides guidance on future maintenance.
For a reasonable additional fee, we also offer a market valuation service for your property.
This comprehensive report goes beyond the basics, addressing environmental factors like flood risks, proximity to mining or landfill sites, soil types and the presence of radon gas. Additionally, it evaluates the potential effects of major infrastructure projects, such as the HS2 rail line, on your property's value.
Our thorough Building Survey, formerly known as a Full Structural Survey, is perfect for properties in Orpington built before 1930.
This evaluation provides a more comprehensive assessment of the property's condition than a standard Homebuyer Report, offering greater detail and additional valuable insights.
For a nominal extra charge, you have the option to include a property valuation assessment, which provides tailored recommendations for addressing any issues, repairs or maintenance requirements.
The aim of this comprehensive report is to empower you to make informed decisions about the property's condition and plan for future maintenance needs.
Our objective survey seeks to determine the market value of your property and may identify areas warranting further investigation.
For Help to Buy applications, our specially qualified RICS registered surveyor will evaluate your home's value, crucial for determining your financial commitment.
Please note that this valuation is valid for three months.
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It depends on the complexity of your property.
Most RICS surveys are completed in 2-24 hours, with larger or more complex properties potentially requiring longer.
Talk to your chosen surveyor directly to confirm the expected timeframe for both the inspection and the report delivery.
Buying a home:
Get a survey after your offer is accepted: This demonstrates your seriousness and streamlines the process.
Selling your home:
Consider a pre-sale survey: Identify potential issues that could delay or even stall your sale.
Concerned about repairs?
Invest in a Level 2 survey: Gain valuable insights and plan for necessary repairs before they escalate.
The time between your survey and buying the house varies based on the findings.
If there are no major issues: the process can continue smoothly as planned.
If significant problems are discovered: you might consider:
These steps may involve additional inspections from other specialists, which can extend the timeline.
In England, Wales and Northern Ireland, surveys are optional, but highly recommended. They can give buyers confidence and prevent unforeseen problems later.
In Scotland, getting a survey is a must before you can even list your property.
The housing market in Orpington is relatively stable, with steady demand from a mix of first-time buyers, families and those looking to upsize. Modern homes with open-plan layouts and updated features are particularly sought after, as buyers are increasingly looking for properties that offer more space and convenience.
There is a noticeable demand for homes in Orpington and the number of buyers often outweighs the number of properties available. This imbalance may contribute to gradual price increases, especially for well-maintained or newly renovated homes. Buyers should be aware that properties with modern features may come at a premium, but it’s important to consider your long-term needs and budget when navigating the market.
Here's a breakdown of the average prices for different property types:
| Property Type | Average Price (£) | Percentage of Sales |
|---|---|---|
| Terraced Properties | £425,265 | |
| Semi-detached Properties | £548,206 | Most sales |
| Detached | £870,419 |
Source: RightMove December 2024
If you’re considering buying a home in Orpington, there are some new developments to keep an eye on:
The Crofton
A collection of contemporary apartments on Orpington High Street, due for completion in late 2024. These apartments will feature private outdoor space, plus a communal roof terrace—ideal for relaxing and enjoying views of the area.
Crofton Place
A selection of two-bedroom apartments with balconies, set in a landscaped environment. Located near the High Street, these homes offer the option for shared ownership, making them an appealing choice for first-time buyers.
York Rise
A new development on a vacant plot of land next to Orpington railway station, providing 35 new homes. The homes will vary in style, including terraced houses and smaller apartment blocks. Designed with sustainability in mind, this development will feature electric vehicle charging points and bike parking to encourage a low-carbon lifestyle.
Churchill Living Retirement Apartments
For those considering a retirement property, this development will offer 27 apartments on Station Road, set within landscaped grounds and conveniently close to public transport links.
Additionally, a mixed-use development on Orpington High Street will include 40 new homes, luxury apartments and shared landscaped amenity space, while an affordable housing development in Beckenham will provide further options for buyers on a budget.
With a range of options to suit different needs, these developments offer modern living in a well-connected area, making Orpington an attractive place to buy a home.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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 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.
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.
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 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.
The Orpington property market can be a daunting challenge, from buying your first home to complex renovations. We're here to guide you through every step.
As your local surveyors, we're passionate about providing expert guidance and clear communication throughout your property journey, empowering you to make informed decisions.
