East Dulwich or Honor Oak Park?

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We have seen two flats we like, one in East Dulwich, almost equidistant between Peckham Rye and Dulwich Park, 20 mins walk from station but close to bus stop to Peckham Rye, and one in Honor Oak Park, 2 minute walk from station.

The ED one is 20% more expensive than the one in HOP, although only marginally bigger in terms of size! Can anyone help me see why ED as a neighbourhood is worth the premium?

On the basis of historical posts, it feels like the consensus is ED = Lordship Lane buzz, restaurants & boutiques, big parks, but shit transport (slow and infrequent) vs. HOP = much quieter / much less to do, but better transport (more frequent), potentially better long term investment?

Anyone experience with either area? What do you think? Does the above still hold true? Why (not)? And where would you move to?

ED all the way. Great atmosphere. Trains are ok as well- can cycle into town- I used to from East Dulwich Grove.

Just a shame the Sea Cow had to close many years ago.....

Both good. ED a lot buzzier. All other things being equal i’d choose there - you should be getting a lot more for your money in HOP.

in ED theres no overground but you can walk to peckham Rye or very short bus to denmark Hill, so transport links are just as good.

I think you've nailed it in your original post. Much more going on in ED and Peckham so it's more expensive. I guess a flat in Honor Oak Park might be a marginally better investment due to it being cheaper but I'd imagine ED will always be more desirable.

Having lived in both, I’d go for HOP. Better transport links are worth a lot. You can get to ED easily from HOP to get all the buzz, there’s some great pubs and restaurants in HOP too

I prefer East Dulwich as there is more going on but what transport links are most useful to you? Being right by the ginger line in HOP might be really handy for you.

East Dulwich is “trendier” and nearer Peckham, but has rubbish transport. Honor oak park at least has choice of overground and southern rail. And it’s still very close to Peckham, but also near Forest Hill (Horniman museum), Crystal Palace, and Peckham rye park. I’d go Honor Oak park it’s a nice area.

In a falling market, ED is a safer investment. It used to be much more expensive, but HOP has almost caught up. I think Honor Oak / Catford are risky at the moment

That's an interesting perspective, I would think the prices have been inflated by WFH / COVID in the past few years, so might have been at their peak now more people returning to commute often?

East Dulwich is lovely… but property v expensive. Forest Hill is a perfect middle ground imo, I loved living there.

There’s not a huge difference as they’re next door to each other and so close. East Dulwich has lots of shops and way more to do, but the vibe is becoming like a mini Lavender Hill. So you need to be ok with that. Lots of bankers and posh mums. Shops and restaurants change on the High Street quite regularly as the rent is so high.
HOP is definitely more down to earth. You’ll find people here who don’t necessarily have inheritance in the bank. There is a lovely park at Blythe Hill as well as walks in the cemetery, but neither is as nice as Peckham Rye Park. Another thing to consider is your investment potential as East Dulwich will probably plateau soon as it’s so expensive.

I would choose HOP for 20% less! 20% is a huge amount. And the station is so handy (not to be sniffed at) and plenty of buses to get you to ED in around 10 minutes.

Also, that area equidistant to Peckham Rye and Dulwich Parks is a black hole for secondary schools and any kind of transport at all, really.

Having lived in ED for many years and Brockley too (not quite HOP) I’d probably prefer HOP. Still enough going on.
I find ED a bit wanky if you’ll excuse the saying. Nothing awful just slightly smug and up itself, don’t mean to offend anyone who loves the place.
Not a lot in it tbh, and they’re only a few minutes apart by bus.

I'd go for 20% less in HOP too. The transport links into central London are so much better, so I'd hope that would help the value hold if prices fall. I've lived all over that area and love it, although ED has definitely gone a bit posh for me. Transport from HOP into ED is non-existent though; it's a weird one.

Not wanting to be the annoying person who suggests a whole different option but I'd look at Forest Hill over either (as I see has already been said). Best transport links, still cheaper than ED, and more life to it than HOP. The bit near the Horniman is lovely, and you can get to ED, Sydenham, HOP and central London easily for a range of options.

Also perhaps consider Nunhead area. The bit around Carden rd and Barfouth rd is especially nice, Peckham Rye right on your doorstep and walkable to both LL and Rye lane, and obviously Nunhead green too.

I would say HOP - you'll get somewhere bigger and cheaper and Peckham/ED are a short walk or bus ride away for the shops and pubs.

We moved from the ED/Peckham borders to Forest Hill 8 years ago and have not regretted it at all, greener and a more chilled population. Fancy cushion shops and bakeries selling £6 loaves aren't everything!

@Leftoverssandwich FH is the best! We also have a massive Wetherspoons with the legendary Bowie painting.

I live between Peckham Rye and East Dulwich.
Think about what you really want from your area. We went close to lordship lane as it had loads of restaurants but actually found we didn't use them.
Travel is also important to consider. I would get bored of relying on a bus to connect to trains if I had to do it every day.

I realise I forgot the P buses, which do go from HOP station to ED. But they are not hugely reliable and one takes about 25 minutes. Forest Hill is an easy walk from HOP though.

I think also your centre of gravity for shopping and going out will change. When we lived by Peckham Rye common we would go out a lot in Peckham, Nunhead and East Dulwich.

Now we live in Forest Hill we still visit those areas but are just as likely to go to Sydenham, Crystal Palace, Catford, Brockley or even further afield (we spend a fair bit of time a Beckenham Place Park in the summer).

ED is "a bit wanky" to say the least! My fairly ordinary road has been transformed with paved over front gardens all now housing a black Audi, Tesla, or Volvo estate, with a tiled front path and 2 olive trees on either side of the front door. Not forgetting the plantation shutters. It's like Clapham all over again.

I would go HOP. You've also got the shops/restaurants in Crofton Park and Brockley which gives a good range. The area has a great community feel, excellent transport and a range of parks. 20% price difference is a lot!

And it's easy to hop over to East Dulwich when you wish.

HOP and Forest Hill both have lots of gorgeous Victorian conversions by the way. Don’t think you’d need to buy in ED to find a good one.

Also FH and HOP has a lot of decent mid century housing and flats. In my view overall better value than the much sought after, but often problematic, Victorian speculative build.

Can I ask what are you thinking about secondary schools? We’re looking at moving to Forest Hill. Everyone keeps telling me there’s a complete lack of secondary options in the area. DS is only 15 months though so I’m jumping ahead a fair bit 😂

How old are you and are kids on the horizon any time soon? We lived in a flat between Peckham Rye and Dulwich Park and with a toddler were so grateful for these two facilities within a few minutes walk. We considered Honor Oak because of the transport links into the city and better value but were glad to be walkable to so many amenities in the end. Feel free to PM if you want more information or to discuss roads, happy to share our experiences.