Calling all Londoners - Greenwich or East Dulwich(39 Posts)
Really need some advice, insight or direction!
DP and I are looking to buy in either area. We have visited both socially a number of times, but can't decide which area is more suited to us.
We have a budget of 800k and would like a 3 bed house. We work in the City and Canary Wharf so both are good for our commutes. Friends and family are all over London.
We are mid 30's probably looking to have children in 5 years or so.
Can anyone living in either area tell me why they love/dislike the area? Just want to hear other opinions.
For your needs I would go with Greenwich, the transport links are much better into town and Canary Wharf (the DLR will be a big help). Having said that, I'd personally choose East Dulwich over Greenwich on a purely aesthetic level. There are SO many tourists in Greenwich, particularly during the summer months, that doing normal family things become very difficult - going to the park, for example, when the whole place is rammed with people picnicking.
East Dulwich is a black hole for secondary schools - but as you don't even have children yet, I guess that's not a problem.
I would say Crystal Palace actually . Much more interesting than East Dulwich now and not as ridiculously overpriced. £800,000 will get a small 3 bed in ED, which has terrible transport links.
So Crystal Palace, Blackheath or New Cross would be my suggestions.
I also couldn't live in Greenwich (much as I love the park and the buildings/history etc) because of the tourists and the grid-locked one way system.
LBOCS2 - DP is of the same opinion - it is too rammed with tourists. I am in two minds on this, as the part of Greenwich we are looking to buy in (Maze Hill) is at the quieter end.
Re transport links, we are still fairly social and the 24hr weekend Jubilee line is a big draw as we currently spend loads of taxi's from central in the evenings.
Mintyy - we don't have children yet, but it would be comforting to know that if we were forced to stay, we would have schooling options. Do most parents in ED send their kids to the private schools? I was always of the opinion that most of the kids at DC, Jags etc came from Clapham, West Dulwich, Wandsworth etc. I didn't think ED residents were the type or wealthy enough to send their kids to those schools?
We actually did consider CP, but it's a bit too far out for us. Blackheath was also considered but it seems to be a bit more pricey (for equivalent houses) than Greenwich/ED, so unaffordable for us.
The congestion in Greenwich is a bit of a worry and I hear they are getting an Ikea so it can only get worse. But I love how central it is and there is always free and exciting stuff going on. My only real concern is that despite the abundance of lovely period family homes, it doesn't seem to have much of a family vibe about it? (compared to areas such as ED, Forest Hill etc)
The Ikea won't really affect Greenwich as it will be just off the approach to the Blackwall Tunnel. Maze Hill is lovely and not rammed with tourists (imo, Greenwich, because of its park, can absorb quite a lot of tourists anyway but its market is way too busy). I'd go for MH as I think ED has got a bit up itself and, as others have pointed out, the transport isn't great. I don't know about schools in either area.
Given your budget is it possible to cast the net a little wider? I'm not sure about Greenwich but your options for a 3 bed house in SE22 would be pretty limited.
Join all the other city types on the East London Line?
20 years ago, the parents who couldn't afford (or didn't want to send their children to) the local private schools in both areas went with Prendergast for girls, or Haberdashers' Aske's (mixed). I don't know what their reputations are like any more, I attended the latter in the 90s.
I would have hoped £800k for a 3 bed would be easily achievable....has it really gone up that much?
Looks like Greenwich is looking more and more likely.
We did look at CP, Sydenham etc but we just thought they were a bit too far out than we wanted.
Greenwich is nice. Be aware though that the air quality is very poor. Properties v small too.
New cross is still
a dump up and coming but I know very happy people in Hilly fields/Brockley area and also forest hill.
Brockley/Crofton Park is lovely. Good schools, nice high street, overground and trains to London Bridge from Brockley and from Crofton Park, it's Blackfriars, Kings Cross St Pancras etc. Much nicer than ED. Lovely house stock.
There isn't really a secondary in East Dulwich. There's Harris Boys and Harris Girls which are just on the border with Peckham Rye and Nunhead. There's the Charter School which is really North Dulwich/Herne Hill. And there's Kingsdale in SE21 - Gypsy Hill area. Which operates on a lottery system and takes children from anywhere. So it is perfectly possible to live in East Dulwich and not get into any local secondary school.
Yes, of course, plenty of private schools in the area - that's entirely different. Most pupils come from outside ED.
I lived in the heart of Greenwich for five years and as lovely as it is, I'm so glad we moved before having children. Every weekend the centre is rammed and it was annoying enough before I had a buggy to deal with.
For that reason,
I'm out * I'd look elsewhere. (Probably in Forest Hill).
*I just finished watching dragons den
This is what you'd be looking at in your price range in central ED. To get a 3 bed Victorian terrace you'd need 900k, although there are some decent 3 bed flats at 800k.
(BTW- I know I said you shouldn't be thinking about it but ED is get a new 10FE secondary school. If you would like to die of boredom please consider reading the gazillion threads on the East Dulwich Forum about it)
You'd do alright in SE4 for 800k
And you'd be set for a primary in Honor Oak
If being central/ in area with things to do after 8.30 is high up on your list, it may be that what you need to think about is getting a house/flat that you can fit one kid in and then look to move out for schools.
California - the Brockley and HOP houses are amazing. Thank you. Oddly enough, we looked at the FH area bordering Sydenham/Catford, but we didn't quite look at HOP.
Dementor - curious to know where you moved to?
Minty - that's a real shame re schools. Children are far off, but I know that we won't be affording to pay for school and not keen in ending up in a black spot. Though will have a quick read re this new school.
Gigi/Ubik - for whatever reason, I just simply can't seem to warm to the Brockley area. Especially the bit near Crofton Park. I'm not sure if it's because whenever I go to the area, I go along the road with the big cemetery and I have something of a phobia...
£800k for a 3 bed house in Greenwich is ambitious!
Also, they have approved a ferry terminal at Enderby Wharf, so the number of tourists is only going to increase massively, and the air quality deteriorate even further!
New cross gate/ Brockley. You can't afford Greenwich. Ed transport is shit.
Oh just seen your last. telegraph hill then. But you'll be in a flat or on the fringes for 800.
We moved completely out of London op so not much use to you. I'll always be a Londoner at heart though.
I spent a while living in the Catford/Lewisham border too. I preferred that to Greenwich but not sure how it is for schools.
Have you ever looked at Eltham Park? Or kidbrooke? Shooters hill?There are massive houses, lots of green space
Honor Oak park or Forest Hill would get you more for your money and good transport. Both areas still on the up with great housing stock. That house in Honor Oak that California listed looks great!! Not far from station either... Get in quick I would say!
Greenwich is lovely and is a bit more unique in that it has history and the park. If you were going for something more like ED then I'd buy in forest hill or Honor oak because chances are they will be gentrified in the same way as ED within 5 years...
Thanks all, this is really helpful (but depressing too!).
DP and I had a look around HOP, FH and Catford today. The former two do feel a little like ED, so may be a good buy. We do still like Greenwich though and the proximity to Central.
I know each market is different for different types of houses, but how would you rank each of the areas in below in regards to price (per sqm?)? I still feel like Greenwich is a bit cheaper than ED and HOP (based on what I saw today), but maybe I haven't looked at enough houses.
My DP (SE London born and bred) seems to think this is the pricing rank (descending order);
Ubik, we did actually look at Kidbrooke and Hither Green, but both got ruled out due to distance from central and transport links in general.
The one thing we like about Greenwich is that it has several transport options - DLR, Jubilee, National Rail and foot (in case needing to walk to Canary Wharf).
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