Please, can no person use the phrases 'Bellenden Village' or 'Peckham Village', it is Peckham - SE15. Bellenden Road is lovely, it's quiet, relaxed, no hassle, loveliest book shop, Ganapati etc. For a non E. Dulwich w'end go for it. Live there, you'll make money when you sell, the regeneration will sort it out as soon as Elephant and Castle is done. Does anybody remember E. Dulwich 20 years ago?