Property insider: East Dulwich, SE22

Laura Knight of Kinleigh Folkard & Hayward (KFH) reveals the most sought-after streets and hidden property gems in East Dulwich.
Goose Green, SE22
© Barry Phillips
Rows of Victorian terrace homes overlook Goose Green in East Dulwich
East Dulwich is no longer an up-and-coming pocket of south-east London - it's an area that has officially arrived.

Homebuyers, including young professionals, the City crowd and families, are discovering spacious and good-value Victorian family homes in tree-lined streets, a bustling shopping street with trendy boutiques and speciality shops, weekly village markets and a good choice of gastropubs, cafés and restaurants.

Find properties to buy in East Dulwich.

'East Dulwich is a close community that is vibrant and trendy'



East Dulwich sits between Peckham, Forest Hill and Herne Hill in south-east London. Property prices have remained relatively affordable thanks to the lack of a Tube station, although there are regular train services and bus routes to the City and Victoria.

Local estate agent Laura Knight of KFH describes East Dulwich as a close community that is “very village-y, vibrant and trendy”, thanks to the young professionals and young families living in the area.

What types of properties are typical to the area?
East Dulwich has Victorian terrace homes of varying sizes and plenty of flat conversions. Spacious family homes are found in The Groves, an area west of the main shopping street, Lordship Lane, as well as off Crystal Palace Road. Ashbourne Road and Melbourne Grove are both lined with large, semi-detached homes. Chesterfield Grove has three-bedroom terrace homes with gardens. Smaller houses can be found in the little roads to the east of Lordship Lane, including Crawthew Grove and Nutfield, Archdale and Spurling Roads.

Which buyers are attracted to the area?
East Dulwich attracts homebuyers from south-west London who are priced out of Battersea, Clapham and Balham.

This area is now firmly on the radar of City workers and bankers, media and arty types – including many BBC workers – and lots of young families. The calibre of local shops is now very good, albeit expensive, and range from one-off speciality shops to independent boutiques and child-friendly cafés that are popular with young mothers.

What are the 'hottest' properties in the area?
The Groves is one of the most sought-after areas as the houses are large, the roads are tree lined and they are all within a short walk of bustling Lordship Lane.

Properties in the Bellenden Road area off Lordship Lane are also in demand. Although this road is technically in the Peckham SE15 postcode, locals still consider it to be part of East Dulwich. Homes here are a bit cheaper but are still very handy for the station and are actually closer to all the amenities of East Dulwich.

Where are the 'hidden gems'?
Marmora and Mundania Roads have large, good-value houses in comparison to some of the more expensive streets closer to Lordship Lane. They are a short walk to Honor Oak station but still in the East Dulwich postcode and the value per sq ft is excellent.

What are the best investment opportunities?
There is a definite shortage of rental homes in the area – anything close to Lordship Lane will let immediately and as there is a lack of supply, high rents are commanded.

How is local parking?
There are no parking restrictions in East Dulwich, much to the frustration of residents. Shoppers can park in the roads off the high street with no time limit.

What are service charges in the area like?
As most properties are conversions and are often shared freehold, service charges tend to be low. For a shared leasehold property, the annual fees are about £1,000. Modern blocks can attract higher fees but are often inclusive of some utilities.

What are your favourite viewings to show potential buyers?
Most of my team love showing off homes with big open kitchen/diners as well as large garden flats with something “extra special” about them.

If money were no object, where would you buy in this area?
I would buy in the roads to the west of Lordship Lane, including The Groves, for convenience to the high street and the train station. Also, Friern and Upland Road are both close to Peckham Rye Park, offering easy access to a fantastic green space that is within walking distance to the high street.

Peckham Rye in SE22 also offers excellent bus routes straight into central London or to the local stations of East Dulwich and Peckham Rye.

Laura Knight is the Sales Manager at Kinleigh Folkard & Hayward's East Dulwich office

All featured properties are available at time of publication

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