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Thought I'd start a thread focusing on East Dulwich where I live (I know there's already one on West Dulwich, but, though it's close, it's a distinctly different area).

East Dulwich was mentioned a couple of times in yesterday's 'House Prices Bubble Swells in London' article:

"At a two-bed flat in East Dulwich which I visited – a snip at close to half a million pounds – there were queues of buyers on the "open day". The agent, comically clad in Sir Les Patterson drag (shiny suit and breakfast-splattered tie), told me he was only accepting offers at the asking price and from "clean" buyers (mostly with lots of cash from their parents)."

"Although my property search has taken in Battersea, Bow, Clapham, Chiswick, East Dulwich, Herne Hill, Highbury, Mortlake, Putney and Walthamstow – virtually all of zone 2 London – I accept my search results are anecdotal. Maybe I've just alighted on a few sought-after properties in a few hot spots."

http://www.guardian.co.uk/money/blog/2012/feb/23/house-prices-bubble-swells-london?CMP=twt_gu

Now, great area though it is, I personally haven't seen any 2 bed flats going for close to £500k in East Dulwich... has anyone else?

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Now, great area though it is, I personally haven't seen any 2 bed flats going for close to £500k in East Dulwich... has anyone else?

Given the rest of the article I suspect a bit of liberal rounding up to make the point, 2 bed flats seem to max out at £400k asking (and that is silly pricing). I would suspect the "average" 2 bed flat sold price to be around £280k at the moment.

Interestingly the market in West D seem to be dead at the moment, at least there is stuff in East for sale even if the prices are silly.

Edited by koala_bear
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Given the rest of the article I suspect a bit of liberal rounding up to make the point, 2 bed flats seem to max out at £400k asking (and that is silly pricing). I would suspect the "average" 2 bed flat sold price to be around £280k at the moment.

Interestingly the market in West D seem to be dead at the moment, at least there is stuff in East for sale even if the prices are silly.

True.

West Dulwich is a bit of a boring place to be honest (compared to East Dulwich anyway) :P

There are some really good fast links into central London now/coming soon from East Dulwich, with the Overground from Forest Hill (already available) and soon from Denmark Hill and Peckham Rye (coming next year I think) too...

Edited by SHERWICK
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and soon from Denmark Hill and Peckham Rye (coming next year I think) too...

4 / hour from December 2012 timetable change BUT losing 2 services / hour London Bridge instead.

Forest Hill (SE23), Peckham Rye (SE15) and Denmark Hill (SE5) stations ain't East Dulwich... They are at least 2/3 of a mile from SE22, think some EAs obviously have expanded the definition of East Dulwich lately (the ones with the "bar" in the EA?) to ramp prices!

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4 / hour from December 2012 timetable change BUT losing 2 services / hour London Bridge instead.

Forest Hill (SE23), Peckham Rye (SE15) and Denmark Hill (SE5) stations ain't East Dulwich... They are at least 2/3 of a mile from SE22, think some EAs obviously have expanded the definition of East Dulwich lately (the ones with the "bar" in the EA?) to ramp prices!

I'm in the southern end of East Dulwich (SE22 on Underhill Road near the South Circ), and Forest Hill station is much closer than East Dulwich station for me to be honest.

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"Although my property search has taken in Battersea, Bow, Clapham, Chiswick, East Dulwich, Herne Hill, Highbury, Mortlake, Putney and Walthamstow – virtually all of zone 2 London – I accept my search results are anecdotal. Maybe I've just alighted on a few sought-after properties in a few hot spots."

Now, great area though it is, I personally haven't seen any 2 bed flats going for close to £500k in East Dulwich... has anyone else?

I can't believe you'd leave out West Dulwich :D

I haven't seen any 500k'ers in ED, as that's encroaching onto the poorer condition/smaller houses' price range - depending on where in ED. ED prices hotted up post 2007, but has calmed down over the last 18 months or so - in my own personal research.

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True.

West Dulwich is a bit of a boring place to be honest (compared to East Dulwich anyway) :P

There are some really good fast links into central London now/coming soon from East Dulwich, with the Overground from Forest Hill (already available) and soon from Denmark Hill and Peckham Rye (coming next year I think) too...

DH is 8 minutes to Victoria already! How much faster do you want??

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That article seems like balls to me. Unless the writer insists on living 4 nanoseconds from the station.

Half a mill will get you a very nice two bed flat near the station in Herne Hill.

This just seems like a made-up article to me, albeit making the point that certain very specific kinds of property are being held up by boomer money trickling down (and, indirectly, foreign money).

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  • 4 weeks later...

I'm looking for a 250-280 2 bed flat in South London (Streatham/Brixton through to Brockley/Forest Hill etc).

Anything worthwhile is selling very quickly. Often within a week. All going to sealed bids. Prices are around 2007 mark or higher. Not sure how much higher as always out bid. Properties often being readvertised at higher prices after seller realises the extent of demand e.g. clealry getting asking price offers a week after advertising.

Very high demand out there. Often see the same people at viewings at opposite ends of this extended catchment area.

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I'm looking for a 250-280 2 bed flat in South London (Streatham/Brixton through to Brockley/Forest Hill etc).

Anything worthwhile is selling very quickly. Often within a week. All going to sealed bids. Prices are around 2007 mark or higher. Not sure how much higher as always out bid. Properties often being readvertised at higher prices after seller realises the extent of demand e.g. clealry getting asking price offers a week after advertising.

Very high demand out there. Often see the same people at viewings at opposite ends of this extended catchment area.

Welcome to the forum Elroy. Out of all those places I'd say that Forest Hill is probably the best, and looking on Rightmove it seems that there are quite a few 2 beds between 200k and 300k in Forest Hill...

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Is it me or is East Dulwich / Peckham Rye now pretty much as expensive as Clapham and Balham psf, excepting the uber-posh bits of Clapham Old Town?

... When I'm online on property forums all ever read about is about East Dulwich, I suspect some property developers have been spending years promoting it online ... Def over exposed if you ask me.

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Is it me or is East Dulwich / Peckham Rye now pretty much as expensive as Clapham and Balham psf, excepting the uber-posh bits of Clapham Old Town?

... When I'm online on property forums all ever read about is about East Dulwich, I suspect some property developers have been spending years promoting it online ... Def over exposed if you ask me.

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Is it me or is East Dulwich / Peckham Rye now pretty much as expensive as Clapham and Balham psf, excepting the uber-posh bits of Clapham Old Town?

Not quite but it's certainly getting there. 650-700K will get you a small 3 bed with a tiny garden nowadays and you're better off looking elsewhere.

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