The value differential: ED vs Nunhead & The Oak

[Alex K]

The next road over in the St Francis estate had a three-bedroom (well, yes, the third is admittedly bijou) end-of-terrace sell for ?330K, recorded as of 28 November. No idea of its condition inside; its garden is heavily shadowed by the plane trees along the road between the Hamlet grounds and the estate boundary; noise and night-lights might be a problem. (Not to mention gunplay at Sainsbo's.)

But it's nearer and cheaper than Honor Oak. And I reckon there will be others, are others, in that price range in that estate.

[Anna27]

we had this exact issue!

we have grown up round here currently living in a flat in Honor Oak but have just bought a renovation project in Nunhead, lovely big victorian house with three good size doubles. We couldn't find what we wanted in East Dulwich, the standard victorian houses tend to be smaller and your paying a lot more, we also love Honor Oak, great transport connections and I often walk with the buggy to ED/Peckham Rye park, or 5 min drive, but again couldn't find what we wanted! the deciding factor for us was space, were moving because we want a good size family home, so I would recommend Nunhead! in our street alone 5 families have just moved into the street it seems to be a good place to invest and the local schools are improving, were spending the extra money on a kitchen extension!

For me the nicer end of Nunhead is just off Brenchly Gardens with a short walk to Peckham Rye, the streets running in between Athenlay Rd and Ivydale Rd seem to be nice quiet streets, 3 beds with 3 reception rooms.

Good luck

[????]

Come Come Mr Ben, surely an aspirant capitalist such as yourself is familiar with Bernoulli's principle of utility "The value of an item is not based on its price but the utility that it yields". It's subjective.

[????]

It's why people on the lowest incomes bat an eyelid at the prices of a Cappucino in Cafe Nero or a beer in the *insert most East Dulwich hostleries* but by and large middle class SE22ers don't even really think about it...

[MrBen]

Darn this unfashionable house price quandry which is only remotely interesting if you, like me, actually need to buy a proper house in 2011. Otherwise please move swiftly on to the Fish Man thread. I hear you can get a very nice plaice for ?6.

Sorry....prices are still at peak levels or higher which tells me we're either due a sharp fall or simply years of lowish interest rate stagnation. If it's the latter I may as well jack myself up to maximum "utility yield" now and head to Dovercourt Road no? 5 mins from the park and safely detached from the rest of the world by people with gardeners and nannies.

[????]

Do your sums on say 5-7 years of 3%ish average falls and 4% average inflation plus interest rates going up I reckon...maybe good time to get a mortgae now, money should remain cheap but you'll see a depreciation in both nominal and of course real terms I reckon...but hey it's a house

[Peckhamgatecrasher]

I'm staying in Peckham.

Think the blurb writer is a frustrated novellist.

'Nam

[new mother]

What do people think of se4? If we had any spare cash, that would be a possibility. My dream would be to buy a really big old house - eg with relatives etc - and do it up. My idea (pipe or not) was that there are so few houses with big gardens etc in london that they have to shoot up going forward. OTOH, where does the cash come from?

[new mother]

But in general agree totally with the poster who said that you can take an awful lot of taxis for 300k and the other poster who, to paraphrase, said that when areas gentrify, you always find big arbitrages/anomalies developing.

[Huggers]

PeckhamGateCrasher I used to ogle internet pictures of that beautiful house a couple of years ago when it was 650 thousand. In that time it's doubled, unbelievable!

[reneet]

Curious http://www.findaproperty.com/displayprop.aspx?edid=00&salerent=0&pid=7057506 not quite 330k

Alex K Wrote:

-------------------------------------------------------

> The next road over in the St Francis estate had a

> three-bedroom (well, yes, the third is admittedly

> bijou) end-of-terrace sell for ?330K, recorded as

> of 28 November. No idea of its condition inside;

> its garden is heavily shadowed by the plane trees

> along the road between the Hamlet grounds and the

> estate boundary; noise and night-lights might be a

> problem. (Not to mention gunplay at Sainsbo's.)

>

> But it's nearer and cheaper than Honor Oak. And I

> reckon there will be others, are others, in that

> price range in that estate.

[mrcee]

interesting thread related to HOP house prices on the se23 forum http://www.se23.com/forum/showthread.php?tid=4135

[Sue]

Peckhamgatecrasher Wrote:

-------------------------------------------------------

> I'm staying in Peckham.

>

> Think the blurb writer is a frustrated novellist.

>

> 'Nam

xxxxxxxx

I so want to live in that house :)

[DICKENSDEV]

Buy a 4 bedroom new build, 3 bathrooms, off street parking. Prime location Barry Road / Underhill Road from ?535,000 - ?599,000. Available at the end of the year.

http://www.pedderproperty.com/Property/Residential/for-sale/London/East-Dulwich/Barry-Road/PWS20473.aspx

[nicolajaneG]

I moved with my family to Honor Oak last year after 17 years in ED. We have a fabulous house at much better rice than in ED and rising thanks to the lovely overground. There are hidden green spaces such as Blythe Hill and some great eateries close by in Brockley. If only commuters would stop nabbing the parking spaces all would be grand. The families here are more down to earth than the posey ones seen in Lordship Lane and taking over eateries without consideration of others.

[????]

god how did you put up with the inconsiderate burgers of ED for 17 years u mad fooool, what a waste......just up the road was paradise and you didn't even know for all that time.

[nicolajaneG]

Mmm. My partner had been pushing for the move for years but I couldnt bear to leave ED. Now I wouldn't return. And with a daughter heading for Prendergast I realise that ED is a black hole when it comes to secondary schools

[thebestnameshavegone]

Imagine introducing capital gains tax on selling your main house. Presto, every boring wannabe 'property enterpeneur' silenced. It'd clear all those shows off the telly. People would be forced to talk about other things. It'd be bliss.

(I'd personally live in Nunhead, it's never going to get the 'Stoke Newington' treatment, at least not for the next 5 years)

[new mother]

Prendergast seems to be attractive a lot of families. I suppose only ones with girls though. Where do the boys go? Askes in T Hill perhaps?

Anyway, a few months into the property year, what do people think? It is an interesting one but I am starting to think that ED has topped out and that it is time to go for the peripheral areas. I hadn't even thought of the secondary schools issues but that would be another reason....

[chantelle]

as far as I can tell, there are quite a lot of small and very average 3 bedroom houses on the market aiming for ?500k or more but not a lot is selling.

[Loz]

nicolajaneG Wrote:

-------------------------------------------------------

> The families here are more down to earth

> than the posey ones seen in Lordship Lane and

> taking over eateries without consideration of

> others.

I can't fathom what this sentence is trying to say. Are entire families taking over eateries inconsiderately across ED? How do you take over an eatery? And do it inconsiderately as well?

[*Bob*]

You definitely get more for your money around Nunhead, Honor Oak, Blythe Hill etc..

Sometimes the extra space is needed to accommodate the chip on your shoulder.

[tarafitness]

We bought our house last year for 450k, it's in ED, v close to Lordship Lane - it's a fixer-upper though, and we'll be working on it for a while (nothing structurally wrong with it but it was neglected for many years!). It's a good size, all bedrooms are double and there's plenty of room for a loft conversion.

Garden is microscopic though and loses the sun by about 2pm.

we were previously in herne hill, needed to move though as my son kept getting mugged. I'm not naive enough to think that there's zero possibility of that happening again but we do feel safer that little bit further away from Brixton.

what attracted us to ED was the high street, herne hill is fabulous and has the most beautiful park (brockwell) but it didn't ever feel like it had a heart and I think you can find that with some of the other areas round here too...

anyway, if we'd not been able to get our house we'd have definitely moved to nunhead, it's very nice round there and some of the places we saw were enormous with the most fabulous large gardens too!

v happy to be here though, we've got everything we need within walking distance, it's a great place to live. I've lived in maida vale, chelsea and wimbledon before but east dulwich is by far my favourite :-)

[mastershake]

i don't think it's necessarily the 'being further away from brixton' thing. Herne Hill itself seemed to deteriorate in terms of crime and antisocial behaviour in 2009 and doesn't seem to have got better. not sure what the reason is for that, but still.

i also agree about HH not having a proper 'heart' or centre. I guess it's really just a little place stuck between various bigger ones.