Considering moving to Dulwich and need some advice

[Yz871]

I'm looking to move to South East London to be closer to my mother and I'm considering Dulwich Village and Blackheath.

I have two small kids aged 5 and 3, so looking for the best place for them really. My wife passed away so I'm a single Dad working in the City, and therefore transport links are another important factor.

Would appreciate some advice on how Dulwich would be for a young family.

Thank you.

[Dogkennelhillbilly]

East Dulwich is Nappy Valley - there are loads of families with young kids. Dulwich Village is more expensive. West Dulwich feels a bit more suburban and has fewer amenities imho.

Dulwich Park is great for kids - and if they go to a catchment school they'll often bump into their classmates from school, which is nice. Peckham Rye playground is great in summer (a bit bleak in winter tbh) and Goose Green playpark is always busy (which is good). There's a bunch of schools and pre-schools - state and private.

Transport links to the City are good: mostly the train to London Bridge from East Dulwich amd North Dulwich, but you also have Thameslink nearby, the 42 bus, and easy bike routes too.

It is not cheap. If you are lucky enough to afford a place that's right next to a park and your kids' school, you'll be laughing. Like anywhere in London - try to live somewhere you don't need to use a car frequently or ever...

It is generally safe and quiet (despite some shrill noises on here). There are approximately 4000 coffee, bread, and pizza shops on Lordship Lane. Big Sainsbury's nearby - plenty of other little and specialist shops.

I don't know Blackheath at all - I'm sure it's nice.

What kind of place do you live in now and do you want somewhere similar...?

[Yz871]

East Dulwich is Nappy Valley - there are loads of families with young kids. Dulwich Village is more expensive. West Dulwich feels a bit more suburban and has fewer amenities imho.

Dulwich Park is great for kids - and if they go to a catchment school they'll often bump into their classmates from school, which is nice. Peckham Rye playground is great in summer (a bit bleak in winter tbh) and Goose Green playpark is always busy (which is good). There's a bunch of schools and pre-schools - state and private.

Transport links to the City are good: mostly the train to London Bridge from East Dulwich amd North Dulwich, but you also have Thameslink nearby, the 42 bus, and easy bike routes too.

It is not cheap. If you are lucky enough to afford a place that's right next to a park and your kids' school, you'll be laughing. Like anywhere in London - try to live somewhere you don't need to use a car frequently or ever...

It is generally safe and quiet (despite some shrill noises on here). There are approximately 4000 coffee, bread, and pizza shops on Lordship Lane. Big Sainsbury's nearby - plenty of other little and specialist shops.

I don't know Blackheath at all - I'm sure it's nice.

What kind of place do you live in now and do you want somewhere similar...?

Thank you so much.

We live in a house in Hammersmith at the moment. It was ok until last year when my mother became seriously ill.

She lives in Honor Oak Park. She lives alone and has been diagnosed with an illness that has left her with mobility issues and severe pain, and she is hardly ever able to leave the house.

So I want to live somewhere close to her home, in an area that would be good for the kids. Would Brixton be the closest tube station to Dulwich? Just thinking about the best way to get to work from there.

[Bic Basher]

East Dulwich is Nappy Valley - there are loads of families with young kids. Dulwich Village is more expensive. West Dulwich feels a bit more suburban and has fewer amenities imho.

Dulwich Park is great for kids - and if they go to a catchment school they'll often bump into their classmates from school, which is nice. Peckham Rye playground is great in summer (a bit bleak in winter tbh) and Goose Green playpark is always busy (which is good). There's a bunch of schools and pre-schools - state and private.

Transport links to the City are good: mostly the train to London Bridge from East Dulwich amd North Dulwich, but you also have Thameslink nearby, the 42 bus, and easy bike routes too.

It is not cheap. If you are lucky enough to afford a place that's right next to a park and your kids' school, you'll be laughing. Like anywhere in London - try to live somewhere you don't need to use a car frequently or ever...

It is generally safe and quiet (despite some shrill noises on here). There are approximately 4000 coffee, bread, and pizza shops on Lordship Lane. Big Sainsbury's nearby - plenty of other little and specialist shops.

I don't know Blackheath at all - I'm sure it's nice.

What kind of place do you live in now and do you want somewhere similar...?

Thank you so much.

We live in a house in Hammersmith at the moment. It was ok until last year when my mother became seriously ill.

She lives in Honor Oak Park. She lives alone and has been diagnosed with an illness that has left her with mobility issues and severe pain, and she is hardly ever able to leave the house.

So I want to live somewhere close to her home, in an area that would be good for the kids. Would Brixton be the closest tube station to Dulwich? Just thinking about the best way to get to work from there.

 

Brixton is the closest tube station to here with bus connections using the 37 from ED or the P4 from the far end of LL, but there's also the London Overground from either Denmark Hill (a short bus ride from the Goose Green end), Peckham Rye, Forest Hill or Honor Oak Park, which provides a regular service to Canada Water for the Jubilee line, Shadwell for the DLR and Whitechapel for the Elizabeth line.

There are tube style frequencies from Forest Hill and Honor Oak Park every 7-8 minutes and every 15 minutes from Peckham Rye and Denmark Hill.

Denmark Hill and Peckham Rye are also served by Thameslink and Southeastern with trains to Victoria, Blackfriars and during the peaks as far as Kentish Town serving St. Pancras International.

[n dulwich northerner]

Would Brixton be the closest tube station to Dulwich? Just thinking about the best way to get to work from there.

 

Yes, but you wouldn't use it for commuting to the City. N Dulwich and E Dulwich stations are 6 and 5 stops from London Bridge, where you can walk or switch to a train into Cannon St or Blackfriars/Farringdon. Herne Hill is on Thameslink.

There are also bus routes - eg 42 goes over Tower Bridge to Liverpool Street.

[jazzer]

Take a look over the border at SE23, house prices are dropping and a number of nice properties are currently up for sale at less than £1m and some being reduced as the market is slowing in a similar way to 2018, so a chance to buy something of decent size at a reasonable price.

https://www.rightmove.co.uk/property-for-sale/find.html?searchType=SALE&locationIdentifier=OUTCODE%5E2324&insId=1&radius=0.0&minPrice=&maxPrice=&minBedrooms=&maxBedrooms=&displayPropertyType=&maxDaysSinceAdded=&_includeSSTC=on&sortByPriceDescending=&primaryDisplayPropertyType=&secondaryDisplayPropertyType=&oldDisplayPropertyType=&oldPrimaryDisplayPropertyType=&newHome=&auction=false

From what you have said you'll know the area, so worth a look around. SE23 is a bit cheaper than SE22 and possibly a bit greener with local parks, open spaces, places to shop and eat. Good luck.

[legalalien]

What everyone else says - tube is a bit of a non starter in this part of London but it's perfectly possible to have a manageable commute to the City (London Bridge, walk and or bus to Bank, Moorgate, Liverpool St etc) or to Canary Wharf (via Jubilee line from LB) from here.

Whether or not budget for housing is an issue is a different question which I'm sure we can all chime in on if you give further info...

[FH2016]

I would echo what previous posters have said and have a look at SE23. It is very family friendly (all state schools are good and above), has a nice sense of community. The Horniman museum is a fantastic resource for children and has a lovely farmers market on the weekends. Connectivity to the City is great. I work in the city myself and have multiple options (Southern to London Bridge and walk across / overground + DLR / overground + Elizabeth line) all about 35 - 40 min door to door if I time it correctly. If you did want to get to Dulwich Park/ Dulwich Village/East Dulwich on the weekends, there is great bus connectivity from Forest Hill too (185/176/197 depending on where you want to get to).

[Jules-and-Boo]

I wouldn't move to East Dulwich - it's overpriced, not as safe as locals like to say and transport is possible but roads are very busy - takes ages to get to the overground in the mornings.

Forest Hill, Sydenham are both great - lots of space, nice houses, more chilled out.

[Dogkennelhillbilly]

Considering you have three key locations (kids' school, station for work, your mum's house), my only suggestion would be to give yourself a break and live close to at least one of those places!

There is a nice strip of shops on Forest Hill Rd/Ryedale, buses direct to Peckham Rye, close to the park, close to Honor Oak...

A lot depends on your budget, as with so much in London...

[NewWave]

I'm looking to move to South East London to be closer to my mother and I'm considering Dulwich Village and Blackheath.

I have two small kids aged 5 and 3, so looking for the best place for them really. My wife passed away so I'm a single Dad working in the City, and therefore transport links are another important factor.

Would appreciate some advice on how Dulwich would be for a young family.

Thank you.

 

I echo the recommendations above for SE23 Forest Hill in the area around the Horniman Museum.

You have Horniman Triangle playground, Horniman gardens and museum,Sydenham and Dulwich woods, Kid friendly cafe's and transport links are better than West Dulwich.

I live in the area and walk to Crystal Palace (or its an easy train or bus ride) I can get to peckham for a change of scene (restaurants and bars) I walk to Lordship lane when the weather's nice, if not,2 busses go there.

Its easy to get to your mother in Honor oak park, There's a Sainsburys a fantastic butcher, and Deli's.

And the state schools are excellent.

We moved here from West London 11years ago and aside from missing the fabulous transport links where we lived before when theres a train strike We really dont regret it at all.

We also have the loveliest Neighbours and there are a great many young families here.

It takes me about 45 mins to get to work in W1 35mins on a good day.

Oh and theres Forest Hill pools and a small local library

Edited January 11, 2023 by NewWave

[Bic Basher]

I'm just inside SE22 at the Forest Hill end, but use Forest Hill station to get into town. It doesn't take that long to get into Zone 1 and the train service on the London Overground is usually very reliable with the connections to the tube or Elizabeth line.

But if you decide to live in ED or Forest Hill, both have rail services nearby or bus connections into the West End or City.

[tiddles]

If you can, move to somewhere close to Peckham rye station. All local primary schools good, lively and vibrant, bellenden road area great plus close to lordship lane nappy valley. Easy access to honour oak via train. A great place to bring up kids

[Dogkennelhillbilly]

Peckham Rye to Honor Oak by train is NOT easy access. P12 bus gets there in 19 minutes (the long way around).

"Lively" and "vibrant" are euphemisms...but everyone has their own taste, and it's only by scouting around that OP will work out what suits them.

[malumbu]

As per others Forest Hill and Honor Oak Park worth looking at, you will get more for your money and the Overground transformed public transport links. Pretty close to the Dulwiches, Sydenham Hill, lovely parks etc.

Personal downside is that gentrification has gone too far, and demographics very much changed in last ten years or so. Can be applied to many other nearby areas - from the perspective of someone who moved here donkeys years ago when the area was relatively unknown and cheap

[Yz871]

What everyone else says - tube is a bit of a non starter in this part of London but it's perfectly possible to have a manageable commute to the City (London Bridge, walk and or bus to Bank, Moorgate, Liverpool St etc) or to Canary Wharf (via Jubilee line from LB) from here.

Whether or not budget for housing is an issue is a different question which I'm sure we can all chime in on if you give further info...

Thank you.

Just wondering about the tube because trains are a little less reliable in my experience. However, I don't know if this is a major issue in the Dulwich area. It was for this reason that a colleague suggested Blackheath, as it's close to the DLR station, but he was not sure if the area would be ideal for children.

I currently pay £4,100 per month in rent, so the budget would be around that amount.

Edited January 12, 2023 by Yz871

[Yz871]

Considering you have three key locations (kids' school, station for work, your mum's house), my only suggestion would be to give yourself a break and live close to at least one of those places!

There is a nice strip of shops on Forest Hill Rd/Ryedale, buses direct to Peckham Rye, close to the park, close to Honor Oak...

A lot depends on your budget, as with so much in London...

Thank you. I visit my mum regularly these days to ensure that she's ok, so living somewhere close to her would be great. That, and living in an area where my children will be happy, would be my priorities. An easy commute would be a bonus!

My budget is roughly what I currently pay, which is £4,100 per month.

[Yz871]

Take a look over the border at SE23, house prices are dropping and a number of nice properties are currently up for sale at less than £1m and some being reduced as the market is slowing in a similar way to 2018, so a chance to buy something of decent size at a reasonable price.

https://www.rightmove.co.uk/property-for-sale/find.html?searchType=SALE&locationIdentifier=OUTCODE%5E2324&insId=1&radius=0.0&minPrice=&maxPrice=&minBedrooms=&maxBedrooms=&displayPropertyType=&maxDaysSinceAdded=&_includeSSTC=on&sortByPriceDescending=&primaryDisplayPropertyType=&secondaryDisplayPropertyType=&oldDisplayPropertyType=&oldPrimaryDisplayPropertyType=&newHome=&auction=false

From what you have said you'll know the area, so worth a look around. SE23 is a bit cheaper than SE22 and possibly a bit greener with local parks, open spaces, places to shop and eat. Good luck.

Thank you. Will definitely consider this. I would like to rent for a while to see how things go. Hopefully, in a year or so, if things go well, I could look at buying.

[Yz871]

As per others Forest Hill and Honor Oak Park worth looking at, you will get more for your money and the Overground transformed public transport links. Pretty close to the Dulwiches, Sydenham Hill, lovely parks etc.

Personal downside is that gentrification has gone too far, and demographics very much changed in last ten years or so. Can be applied to many other nearby areas - from the perspective of someone who moved here donkeys years ago when the area was relatively unknown and cheap

Thank you. Yes, I know what you mean. My mum's been living in Honor Oak Park for years and the place has changed dramatically.

Edited January 11, 2023 by Yz871

[Bic Basher]

Forest Hill hasn't seen anywhere near the amount of gentrification that East Dulwich has. Yes there's some expensive housing around the Horniman Gardens part of SE23, but the town centre itself hasn't seen the massive gentrification that the shopping area of ED has.

Peckham has pockets of gentrification, such as the the area around Bellenden Road, but otherwise it's still a wonderful mix of people of all backgrounds.

[malumbu]

In deed. Gentrification is a whole thread of its own. I've commented in the past about how rough Lordship Lane used to be. Areas that I decided not to live in, Catford, Brockley, Annerley, Penge, Nunhead are very up and coming. South Norwood still has a way to go!

Mainly it's about money, ie affordability of the rented and privately owned sectors. I do think that there is the danger over-development and our area of SE London is constantly full of builders with the accompanying traffic disruption and noise. Worse still foundations being affected as subterranean developments become more common.

Back to thread, Forest Hill has benefited from housing aimed at younger people. Honor Oak is unrecognisable from the ragbag of shops 15 years ago and includes the wonderful Vaidas bike shop as well as the pretentious pizzeria. Sadly the tapas place has gone.

Downside of HOP is people driving out of borough to park and use the station as it is in Zone 3. Probably a case for the much despised CPZ. That's not for this forum!

[Rockets]

Yz871 - I would say, if you can, move to Dulwich - not many people rue their decision to move to the area. It has a great sense of community (people actually talk to one another), Lordship Lane is wonderful to eat, drink and shop, the Village is lovely and the area is surrounded by lots of wonderful green space, the schools are good and you are still within a stone's throw of central London.

I know lots of people who have, over the years, moved away from Dulwich to places like Beckenham and all of them wish they hadn't as they miss so much about Dulwich life!

Good luck in your decision-making process and I hope to read that you made the move and are joining our community!

[Ginmonkey]

I think Forest Hill or Honor Oak maybe a better bet if your mum is in Honor Oak. We moved from Peckham to Forest Hill a few years ago (priced out) and do not regret it at all.

Housing is cheaper and often bigger, there are lots of green spaces and I understand the state schools are very good. You will definitely get more for your money if you are happy to consider newer properties (eg 1930s onwards) rather than the ubiquitous Dulwich Victorian terraces.) Forest Hill has a lot of nice thirties semis and sixties town houses.

Forest Hill is no where near as gentrified as Dulwich, the high street is fairly ordinary and scruffy and eating out/drinking options are scant (although I rather love our massive Wetherspoons) but it is a great community and still very mixed. Transport is decent - there are direct trains to London Bridge and Victoria and the Overground connects you with the Jubilee, District and Elizabeth lines as well as the DLR. As people have said if you move to SE London you need to reframe your transport expectations - but you will get more green space and housing. £4000 + a month is a very decent budget for Forest Hill/Honor Oak.

Of course for more facilities you are in walking distance/short bus ride form Lordship Lane/Peckham/Crystal Palace etc..

One big downside is the south circular runs straight through Forest Hill which does have a negative impact on the high street and can be off putting when you first visit, try to ignore that (and don't buy a house on London road!)

Good luck.

[tiddles]

What about Crystal Palace ? Up by the triangle?

[newresidentindulwich]

We used to live in Blackheath but moved to Dulwich a few years ago for the schools. We love Dulwich and don't regret the move, but we also love Blackheath and miss it. For us, the most important thing is minimising the need to drive and to make the most regular journeys (school drop offs, commute, visiting family) as easy as possible. We prioritised living near the school so that part of the day involved a short walk. I'd recommend working out how to make your typical day as easy as possible and look into living there. Whether that means an easy commute for you or an easy drop off, or whatever. It makes such a huge difference in terms of time and stress levels. Good luck!