Dulwich or Balham?(52 Posts)
trying to find a family home which we will be in for 10 yrs or more.
We want to be on heaver estate in balham but have been to see a gorgeous house in east dulwich today and now I think i prefer dulwich.
Balham has great connections as you have tube and train, but is a bit dull for me, not that many great cafes or restaurants. Lavish habit is the only place I really like.
My DH would rather live in Balham as it's smarter, more stable house prices and value more likely to increase
I think I would be happier in Dulwich as people seemed more chilled out, nice community. But we'd have to start from scratch finding a place in a private school for DD for Sept 13. we can get a bigger place in dulwich for our money than in balham.
Dulwich. I disagree with all your DH's reasons for preferring Balham. I agree with all your reasons to prefer ED.
WHy does you dh think prices are more likely to increase in Balham? massive price rises there over the last 10 years
I would say Dulwich
for exactly the same reasons as you
also not sure what age gender your dcs are but schools in Dulwich can be fab
Dulwich definitely. But check commuting times. It can be as quick- walk to train station, walk from Victoria or London Bridge, but if one of you needs to get to North London Balham is at least on the tube.
I prefer E.Dulwich too. I find Balham's new status v amusing. When I lived there in the early 90s is was still very 'gateway to the south'.
Dulwich. I didn't realise people thought of Balham so highly.
well Marsha no one on this thread does!!
Haha I know! Except the op's dh. Anyone else?
Do we all live in SE London by any chance
Hmm, I know Balham very well (dh lived there in the 90s) and live in Dulwich.
Much prefer the ED High Street, but never underestimate how long it takes you to get anywhere. It really depends where you commute to.
One hour on the 176 from ED to the South Bank yesterday.
Ouch. We're close to the new overground got to say it really helps.
I used to live in Clapham (10 years ago admittedly) and Balham was definitely not highly thought of then. Dulwich certainly was.
I live near Balham. It is very overpriced and getting into a good school is a bit touch and go. However, it has lots of open space and it is much easier to get into central London than from Dulwich and if either of you have to commute that would probably decide it for me.
Funnily enough, a friend was making this decision last year and chose Dulwich, her house is not only much better value than it would be in SW12/17 but also much nicer shape - wider, a natural four-bed, bigger garden than she would be likely to find in Balham (I must admit, I don't really understand the attraction of the Heaver estate, all the houses seem so gloomy inside).
Haha. No-one from Balham's rocked up to fight its corner yet? They're all busy enjoying where they live
I'd say the Balham comments upthread are about as accurate as "East Dulwich, it's a fancy name for Peckham isn't it" or "it's where you live when you can't afford Dulwich proper" or "People say its cosmopolitan when they mean a bit rough" - that last one could be applied (incorrectly) to either place.
On price rises, I'd say East Dulwich has probably gained more as a % than Balham as it started from a lower point. Balham is popular with families whether you like the place or not. This is due to:
1. Proximity to Wandsworth and Tooting Commons
2. Great choice of State schools at primary level (state = Henry Cavendish, Ravenstone, the Catholic one (can't remember name) Heaver is int he catchment for the latter 2) also the new free school Rutherford House to open on Balham High Road supposedly Sept 2013, Heaver is the closest to it.
3. Great choice of local private primary schools and access to those further afield (too numerous to list, you may well still get in to Bertrum House pre prep and Eveline Day.
4. Very family friendly restaurants/cafes, eg: Bertie and Boo for the kids, French cafe and Dees bakery on the Heaver, Lamberts for Sunday lunch if you want to go posh, Harrisons, Trinity Stores, the cafes on the same corner as Berite and Boo by the library (I forget their names).
5. All the useful things you need on the doorstep: choice of Waitrose or Sainsburys, local butchers, regular farmers markets, Leisure Centre with pool, small soft play for the kids
On schools most people do send further afield for secondary (and Dulwich schools are high on the list).
I personally wouldn't say either was a clear winner in terms of protecting your investment or making more money on your property, although the reason you can get more space for your money in East Dulwich is because it's cheaper so I'd argue less popular (or the prices would rise accordingly like they have in Balham). 10 years ago Balham was the poor relative of Clapham. Now it's generally preferred for families due to larger properties and more amenities and the choice of underground or overground.
I live in Balham (surprised? ) but weirdly don't share your liking of Lavish Habit which to me is like a jumble sale serving cake and coffee - so perhaps we have different tastes? I also live on the Heaver, love how friendly it is, love how many families are here and here for the longhaul. Love our little parade of shops and know most of their proprietors. The Dr, health centre, dentist are a 5 min walk away from my front door, Balham high street less than 10. The high street isn't great IMO but there are plenty of great places on and around it - some listed above. I don't know those sorts of nitty gritty details about East Dulwich but I'd give Balham another assessment before writing it off then go with your heart (if your DH is on board with that).
Balham, no contest.
The underground line would be the clincher for me. I agree that Dulwich is livelier but there's still a lot going on in Balham, plus Clapham is nearby
I mean within stumbling distance. Love Clapham. There aren't as many great areas close by to Dulwich. I also like the idea of being a little closer to Heathrow.
Agree with your DH on the Heaver estate. Otherwise would say Dulwich. But do work out your transport links.
Thanks for helpful comments. Dh says we can continue to look in dulwich only if I can find a school for DD.
The tube is a massive plus to me but I wonder if living in nicer community like dulwich, more chilled, less posh, would mean I wouldn't want to escape it all the time. I feel pretty fed up with the northcote road which is where I.d end up going to shop/ hang out if I didn't fancy balham so I wonder if I'll just get bored of the area pretty quickly anyway.
Nothing is coming on in heaver that we like so good at least to expand areas we are searching in. We are pretty fussy so search is already dragging...
Any suggestions of which private schools to contact?
Best parks to be near in dulwich?
How old is your dd? Is it reception.
Southeast, I really am not a fan of clapham. Only thing I ,like about it is moens and tsunami. Dirty flat common not a draw either.
I guess I am really ready for a change of area. But also really important that dh is happy too. Such a massive decision! I guess schools will make things clearer.
Um she'll be 5 so year 1 no? [Blush]
You have a huge choice
Two children I know doing well at oakfield which seems to have excellent pastoral support.
Jags, sydenham high,
I must admit Clapham would be a reason to be in Dulwich. Lived there for a few years, really didn't like it.
Heh heh! Well ED is becoming far too posh for non-corporate, non-banking, non-financial sector me and my family. When I moved here it was the slightly shabby artistic vibe about the place that attracted me but that has long since disappeared. I am sick of pulling over to allow 4x4s to pass me where the gap would have been fine for two average cars.
Alleyns school is amazing! If I had the money this is where I would dream to send my dc. I was there at a reunion last year and I was blown away by the pupils, staff and facilities. Also Dulwich all the way for me! Balham is just "trying" and failing to be Claham!
Balham has a Waitrose, and Sainsbury's on the High St - E Dulwich has a co-op and a Londis.
Balham has the tube, and a good cinema up the road.
E Dulwich has a better park if you could Dulwich.
Both have good cafes and restaurants.
Balham has more chain stores and cafes - Pizza express / WH Smith, etc. But E Dulwich will be heading bland-chain-wise, I bet you.
Personally I find E Dulwich insufferably smug and mc nappy-valleyish. Self conscious.
And Balham blighted by the A3.
Try Herne Hill. It has the best park (Brockwell) and Thameslink and a fast line to London Bridge.
Agree on Herne Hill. I think you'd love Brockwell Park and Brixton is nearby too for your functional shops and Victoria Line, as well being close to East Dulwich.
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