Herne Hill vs East Dulwich?

[Umnitsa]

We are looking to buy a house somewhere in the area and I would be interested in your views re: these two neighbourhoods. Do you think they are more or less similar in demographics / desirability / safety? Which would be better from the investment point of view (ie which is likely to appreciate more)?

Herne Hill would be more convenient transport-wise (City Thameslink) but it also seems more expensive.

I was rather freaked out by the stabbing at the East Dulwich station last week - but I guess Herne Hill is also rather exposed being so close to Brixton...

I would be grateful if you could share your views and experiences.

PS To give some background, we are refugees from Hampstead and are currently renting in E.Dulwich around Hornimann's.

HH is posher and straighter - the Dulwich Village overspill, generally larger houses. East Dulwich proper - the Lordship Lane stretch - has a more alternative feel, kind of the Stoke Newington of South London. Lots of adults wearing Peruvian bobble hats and attending reflexology workshops - you will either like it or be irritated by it depending on your outlook.

I'd say HH is the better from investment because, as well as being that bit more upmarket, it has better transport. It's also got more banker wealth so more established and less likely to fall.

I wouldn't let stabbing at a station put you off - unfortunately, knife crime is a possibility in most postcodes, East Dulwich has never struck me as a violent area.

I loved living in HH..loved it! But it IS near Brixton - it does come with its problems and I never saw it through the eyes of someone with a family - so can't comment on it from that angle. I bought in 1999 and sold in 2006 and loved every minute - just wished I'd moved out of West London sooner!

Because of transport HH wins out for me everytime. East Dulwich is OK but unless you need London Bridge it can be a bit cut off. If you're up by the Hornimans then you're more the Forest Hill end and I don't really think of that as the nice part of E Dulwich...so you may not be getting as nicer experience as you would if you were further down the hill.

If you've come from (and like) Hampstead then I'd say look around HH...especially the bit that runs into Dulwich Village although I'm assuming it's still a bit £$ Oh I miss popping to the picture gallery for a coffee and a stroll round the park !

Do you need to consider schools?

Many thanks for your responses!

Indeed, we are in the wrong end of E.Dulwich, although in the months that we've been here it seems to have gentrified somewhat, with a little deli and a gym opening in the former KFC and kebab sites on the way to Forest Hill. I did cry the first day I had to walk to the Forest Hill station along Lordship Lane, with all the trucks passing by... it was so different from my usual cosy walks to the tube through Belsize village...

Initially the move from NW3 was a temporary "austerity measure" after DH lost his job during the crisis (he is working again now). Then we had a baby so in a familiar cliche want proximity to good schools (which Hampstead can provide) and a house with a garden (which we can forget in NW3 on our budget).

We are still not 100% sure about staying in SE22/24 and have spent a lot of weekends viewing properties all over London: West Hampstead, Hampstead Garden Suburbs, Mapesbury, Alexandra Palace... We are tired of this foolishness; we can spend the next ten years continuing in the same vein, or just find something that ticks the boxes and settle down.

We have grown quite fond of Dulwich Park, William Rose butchers, and are attracted by the excellent schools around here. So yes, definitely the schools are a major draw! Hoping for JAGS for Bambina, but since she is only 5 months old it's too early to say.

We made an offer on a house in HH which was accepted, we were sorting out the mortgage, surveys etc, only to find out after Christmas that we had been gazumped (by £20K!) and the other buyer had already put in a deposit. There are not a lot of properties on the market in HH in the streets we want (Fawnbrake / Kestrel / Gubyon), so we are considering looking in E.Dulwich, in the streets around Dulwich Hospital, hence my question how the two areas compare. My concern is that we just have house fatigue and compromise on an area which is not quite what we are looking for...

(Sorry for the rambling, I seem to have spent a few weeks of my life studying floorplans on Globrix.)

If you are near the Horniman Museum you are in Forest Hill, not East Dulwich.

Herne Hill is more expensive. More city-types and more private school children.

If you prefer to live amongst creatives (journos, photographers, actors and artists) then choose ED.

The stabbing is rare. I have lived in ED for 15 years and have only heard of two other similar fatalities in all that time.

Oh dear, just read your second post in detail.

Yes, Herne Hill for you or, even better, could you now go back to Hampstead?

Thanks Bibbitybobbityhat. Technically we are in East Dulwich /SE22 although closer to Forest Hill (although it does not matter really for my HH / ED dilemma).

Ah, that's the conversation DH and I have every day - a 1000sq ft lower ground floor garden flat in Hampstead vs a 4/5 bedroom house in Herne Hill...

How awful for you ...

Sorry, I know it may sound spoilt. Both expats, we've been renting in London for the last 10 years, we are getting our first house when other people our age are on the 3rd rung of the ladder. We do need to get it right.

Would you say that Poet's Corner in HH is more upmarket than E. Dulwich?

I was in poet's corner (Milton Road) for seven years, but left in 2004. I never really went to E Dulwich, probably because transport wise it is pretty cut off. I spent 2008 to 2010 in Brixton and Herne Hill seems to have massively gentrified since I was last there - for a big family house I think it is ideal. The transport is great, you might not be thrilled by Brixton tube but it is nice to know its there, train links good, proximity to Dulwich Village, very nice.

I wouldn't have said East Dulwich and HH were very similar at all, but I may be being unfair to ED having spent not much time there.

Yes, definitely Herne Hill for you.

Poet's Corner is pretty much expensive Brixton with an SE24 postcode. I would think much too hardcore from what you've said.

I would agree with others that HH is a better option for you.

ED is more alternative, but don't forget it also borders Peckham. Lordship Lane was mainly rough pubs and chicken shops until c10 years ago, and though it has been gentrified it may still be a bit "rough" for you. It is also a transport no mans land.

As others have said HH is definitely more old money. You should look in what estate agents call "the North Dulwich triangle".

Poet's Corner is Brixton.

Definitely not Poets Corner too close to Brixton for you

I think you want to get as close to Dulwich village as possible, look between Herne Hill and North Dulwich station

Thank you all for the advice. It really helps to keep focused and not be tempted to consider yet more areas which we know from the start are not exactly what we need.

What is your budget? I'll find a nice house for you.

I really liked East Dulwich when my best friend lived there for a few years.

Weirdly there seems to be a stretch of road by the park where it's like nowhere, and one end is rough old Peckham, the other is Tyrrell Rd etc and really quiet and genteel. Like you cross an invisible line.

I didn't know you knew it so well Bibbers, you might even know her by sight! Though she isn't there any more.

it was only a v short stroll up the road to Dulwich village and patisserie and coffee.

I know Herne Hill and Brixton really well too.

Well, thank you for the offer Bibbitybobbityhat! I think we've registered with all the agents in the area and I sadly spend an inordinate amount of time on Globrix / Zoopla and such (basically, every breastfeeding session doubles as property research). I think I am au fait with what's on the market now, but if you know someone who is considering to sell but not yet listed their house I'd definitely be interested to know!

I agree with Bibbity , Herne Hill/Dulwich Village sounds more your cup of tea - don't go to Poet's Corner, it will be far too edgy.

Stradella Road is your friend in HH

I don't agree at all that Poet's Corner is Brixton or remotely 'hard core' !! unless it has gone right down since 2004 - and judging from the 3 million gastro pubs heaving with Boden mummies that have now sprung up, I doubt it very much.

Acre Lane where I have just left is bloody Brixton all right. I don't remember ever having my front door pissed on in Poets Corner or filling two rubbish sacks with syringes from my garden. All however pleasures I garnered from Brixton.

Agree it is more proximate to Brixton then further up from Herne Hill station. But that can be an advantage travel wise.

There are other areas in SE London you know. And does anyone really consider Horniman area to be East Dulwich (no matter what the post code says!)

If you give your approx budget and requirements I'm sure someone will be able to help you in your search.

I speak as someone who for the first 10 years or so of living in London lived in Primrose Hill, Belsize Park and Regents Park, I hated the idea of SE London, especially when you're introduction is the Old Kent Road or Wallworth road - not the greatest advert for the area.

I've been in the SE23, SE4 area now for over 10 years and can honestly say I'd never go back to N London. I'd like to be able to afford to but would stay where we are. There are many great schools, you can still but a fab house within the catchment area of outstanding schools with bankrupting yourself, there are plenty of green spaces, close to the coast, the high streets aren;t full of starbuck etc there are still some independant shops.