Not sure you understand the maths *Bob* but I appreciate the sentiment. Neverhtheless, I think Camberwell Grove and Grove Park are solid gold. There may be less resilient areas such as my own beloved Selborne Village but our freeholds, off-street parking and garages should keep us competitive. Should be interesting. ED will also be fine. Seems there is a long queue for family homes stretching via Clapham to Fulham.