What it's like to live in Caterham

Caterham is mostly owner-occupied territory. Across Tandridge, 74.5% of homes are owned outright or with a mortgage, 13.3% are privately rented and just 11.1% are social rented, well below the England figure of 17.1%. That means fewer social tenancies than in most places, and fewer potential swap partners.

Tandridge District Council is the biggest social landlord with 2,587 homes, followed by Clarion with 419, The Guinness Partnership with 349, London & Quadrant with 241 and Southern Housing with 194.

Average weekly social rents in the Tandridge area in 2024/25 were £107 for a one bed, £130 for two and £151 for three.

The age profile skews a little older than England overall, with 20.9% aged 65 and over and 28% aged 45 to 64. It's a settled town rather than a transient one.

There's a good spread of primary schools. St. John's C of E and Hillcroft Primary & Nursery are both about half a mile from the centre, with Audley Primary, St. Francis' Catholic Primary and Marden Lodge Primary & Nursery all around a mile away.

For older children, de Stafford School is under a mile away and Warlingham School & Sixth Form College is two and a half miles out. Clifton Hill School, Woldingham School and OneSchool Global's Kenley campus are also within a couple of miles. As always, check current admissions and catchment details with Surrey before you commit to a swap.

For days out with children, Queen's Park, Town End Recreation Ground and Stafford Road Recreation Ground are all close in, and there are libraries in both the valley and on the hill.

In the wider Tandridge area, 19.2% of residents are under 16, a little above the England average.

Caterham station is right in the valley centre and is the end of the line, which means you'll usually get a seat heading into London. Woldingham, Whyteleafe South, Upper Warlingham and Whyteleafe stations are all within two miles if you live on the edges of town.

Buses run from stops at the station and in Caterham Valley, linking the valley and the hill and reaching nearby villages. If you don't drive, the combination of train and local buses covers most everyday trips.

By car, you're close to the edge of Greater London and within reach of the wider motorway network, though the valley road can get busy at school run times. Parking in the centre is limited at peak times.

On foot, the valley centre is compact and easy. Getting up to Caterham Hill is a steady climb.

Green space is Caterham's strong suit. Valley Sports Ground at White Knobs Park, Queen's Park, Westway Common and two recreation grounds all sit within a mile of the centre, so there's somewhere to kick a ball or walk the dog whichever end of town you're in.

The town has a decent run of community buildings: the Soper Hall Community Centre, Queen's Park Pavilion, Caterham Community Association Centre, the Brunton Centre and the Westway Centre. These are where a lot of local clubs and groups meet, and they're worth a look if you're new and want to meet people.

For eating and drinking, the centre has The William Garland, Caterham Club, and a handful of restaurants including Silk Road, Rajduth Tandoori and Whyteleafe Grill & Bar. Nightlife is limited; this is a town where people go out early rather than late.

Gyms include de Stafford Sports Centre, The Hummingbird Studio, Surrey Strength & Performance, Cronk Fitness and an MMA gym.

The wider Tandridge area does well on employment. 60.1% of adults are in work, above the England figure of 57.4%, and unemployment sits at 2.6% against 3.5% nationally. In August 2026, 2.5% of 16 to 64 year olds were claiming unemployment-related benefits, compared with 4% across England.

Locally, health care is a visible employer: First Community Health and Care, Caterham Dene Hospital and North Downs Hospital are all within half a mile of the centre. The shops, supermarkets and schools in town account for a good share of other jobs.

Many residents commute, using the train line into London or driving to work elsewhere in Surrey. If your job is London-based, Caterham is a realistic base, though you'll want to price up the season ticket before you decide.