Where to move out of Dulwich?

[Francesca892]

Hi!

we are a young family with a 1 year old looking to move to a house. We currently own a flat in Dulwich but cannot afford to buy a house in area as prices have gone up wildly. We still need to commute for work in the city a few times a week so cannot go too far. Does anyone have any recommendations on areas or places? Probably best based on own experience

I think you need to give your budget for anybody to be able to help you here.

Hi. Not sure that this will help, but we used to live in Sydenham. Prices there have also really rise since we left, but this may be a better option than East Dulwich prices. (I also used to live in West Dulwich and have lived in West Norwood.)
The main reason we moved to Sydenham there was the excellent commuting options. Also really great spaces. It was comparatively cheap at the time.
i don’t know where you need to commute to but my husband drove a motorbike every day for 10 years from there to just outside Reading! I commuted easily into London Bridge, Victoria and Canary Wharf in my time there. It’s also really easy to get most places south as it’s 10 mins by train to Croydon, or easy to get to the south west via Clapham. You can also easily get the bus to your haunts in East Dulwich.
We left London after 23 years around 10 years ago so I can’t suggest anywhere else. It very much depends what you’re after. Good luck

Forest Hill
Penge / Clock House
Beckenham
Hayes
West Wickham
all budget dependent

Which bit of Dulwich are you in and what’s your budget?

You’ll get different advice if you’ve been priced out of North Dulwich than if you have been priced out of East Dulwich/Peckham Rye.

There was a thread for a day or two ago from somebody looking for a three bedroom house “somewhere like Herne Hill” if that helps? Suggestions were places like Nunhead/Brockley/Crofton Park, Sydenham/Crystal Palace/Forest Hill, Beckenham.

I’m in East Dulwich so priced out of here. A cramped small terraced with patio now starts at 1.3 mil. Ideally, would like something up to that price but more spacious and a bit of garden.

Have to commute to Farringdon/Moorgate and Canary Wharf. Preferably under 1 hr.

how are the school in Sydenham?

I didn’t have kids at the time so I don’t know.
my daughter at the time went to nursery at Our Lady & Sir Philip Neri and they were lovely. (We aren’t Catholic so she couldn’t have gone to school there.)
We moved out of London before she actually went to school so I don’t know anything about the local schools. (Also left 11 years ago but do go back often.)

With your budget I wouldn’t lower yourself to Sydenham (and I say that living here) but look at Crystal Palace.

Look West Wickham way. Train line to London bridge and Lewisham. Great schools. You’ll get a detached house in the conservation area for that and be in the Langley schools catchment. Or try Hayes at the end and be in the catchment for Hayes. Just check the catchments.

There are some lovely bits of Sydenham! Rachel Reeves lives there doesn’t she?

Herne Hill?

https://www.rightmove.co.uk/properties/87527274#/?channel=RES_BUY

In catchment for Jessop (outstanding), Bessemer (outstanding) and St Saviours (good). Likely just about in catchment for North Dulwich Charter though may have to spend a bit of time on the waiting list between May and Sept. Backs onto Ruskin Park. 10 minutes walk to Loughborough Junction, Herne Hill and Denmark Hill stations.

Herne Hill/Tulse Hill borders

https://www.rightmove.co.uk/properties/170992325#/?channel=RES_BUY

Could do with some updating but liveable. Next to Brockwell Park, easy walk to Tulse Hill and Herne Hill stations. Not sure about schools, likely Rosendale for primary and Elmgreen for secondary?

Another nice one near Jessop Primary

https://www.rightmove.co.uk/properties/165546905#/?channel=RES_BUY

And another, though bit over budget - not sure how tight the budget is, and they might take an offer?

www.rightmove.co.uk/properties/87482475#/?channel=RES_BUY

I think she was previously in Dulwich.

And there are some nice parts (lived here for years) but the high street is currently on a downer and so if I had 1.3m to spend I’d be looking at Crystal Palace as there’s a bit more going on and great national rail and overground (for ease of getting to Canary Wharf or Farringdon)

She’s renting out a house there apparently, don’t think she lives there

1.35mil is quite pricey. Think max budget would be 1.2, preferably less not to stretch.

I’m not convinced it’s worth putting all the money in a house. Interest rates are still high and London has one of the highest unemployment rates. Wanna play safe too. Let me know what you guys think. Is it a risky move?

Depends what your plan is. If you're going to live here a while then not really a risk unless everything really goes tits up and then all bets are off anyway.

If you can hack Catford for a bit you will get a nice big (relatively) house cheaply, good schools, nice parks, train to farringdon direct in mornings, and it's on the up as Goldsmiths is moving in. They're supposed to be doing up the ring road too but not sure that's still happening tbh. Anyway you are unlikely to make a financial loss and if you look carefully will find a nice house in a not-too-sketchy area.