Where to live in ED?

[J-Kopite]

Morning All,

A very quick and friendly request ? I am currently in the process of looking at moving to the ED area. Without knowing to much about the area myself, wanted to gather some information as to what the better areas to be in?. any advise would be great

Cheers

[Mark]

Hi J-Kopite

It depends what's important to you.. bars and restaurants, schools, quietness, parks etc and of course your budget plays a part. Give us a bit more info and I'm sure we'll help.

[J-Kopite]

Hi Mark,

Very true, well I work in central so looking at places that would allow me to get to central - LB - relatively easily.

Being close to bars and restaurants would be good but closer to the train station as well as being chilled and relaxed, somewhere in between that combination would be ideal!!!!! By the sounds of what Ive just written appears that am asking for it all!! Ideally looking in the region of spend about ?1000pcm...give or take (2 bedroom property), Obviously the cheaper the better!

What time are the last trains from central to ED, and whats transport like in getting back to ED late at night?

J

[Jeremy]

> but closer to the train station

If you want to be near ED train station, then Copleston, Oglander, Ondine Rd are all very close. And they are maybe a bit cheaper because they're in SE15. Elsie Rd, Derwent Grove, Melbourne Grove all nice too.

> whats transport like in getting back to ED late at night?

Only come ever half-hour, and finish at 11:48pm. But if you don't mind buses you're sorted.

[helena handbasket]

I don't live there, but I love the Copleston/Oglander area very much. That's where I would look, seems like the best of both worlds. Only a five minute walk to Lordship Lane as well. Oh and I think the going rate on rentals might be slightly less due to SE15 code (seems so random and silly but........). Lovely lovely area.

Or have I got it wrong?

[Sue]

You're also nice and near Ganapati for excellent food :)

[david_carnell]

Yep, anywhere off Bellenden Road would be your best bet. Or perhaps the top end of Crystal Palace Road/Oakhurst Grove/The Gardens way. Walking distance of the stations, shops and bars but away from the the main roads to be quiet.

[mumof3girlies]

Although a friend of mine who recently moved from central ED to buy a bigger house found that all the properties she looked at on Ondine, Oglander, Adys etc. were too expensive for them and ended up buying a bigger house in Friern road, interesting, as although in SE15 it is more accessible to central London with better public transport with more buses and more frequent trains from Peckham Rye station.

[Huggers]

and Peckham Rye is going to be on the tube which will change everything.

[cate]

Agree with the Bellenden area. Or Peckham or Bellenden Village as the estate agents like to call it. Roads like Amott, Fenwick, Nutbrook, Reedham, Choumert. And look on the other side of Warwick Gardens, going towards Camberwell. It is near Peckham Rye and Denmark Hill. SE15/SE5 area. You can also pick up all the buses going from Camberwell there.

[Huggers]

Peckham Pentangle/Bellenden Beatitude.

[Bellenden Belle]

Agree with Bellenden area ....wouldn't live anywhere else. Great transport links, some lovely local stores, a good local (The Gowlett) and none of the noise from Lordship Lane.

I found the gardens were significantly larger than in East Dulwich when I was looking.

[TJS]

1000pcm for 2 bed may also be pushing your luck in that area.

[J-Kopite]

Thanks for the feedback guys. Very useful.

So, let me get this right...

More trains into London from Peckham Rye (with the option of walking to ED or Peckham Rye) AND cheaper rent....

Whats the catch - Dodgy area!?

[Mark]

You have to cross a bridge to get there, and underneath the bridge is a troll who eats people.

ok, maybe not but it's not really a dodgy area, it just benefits from not being in the SE22 postcode and is technically classed as Peckham. It could be worse, it could be Cl**ham.

[Bellenden Belle]

Mark's spot on ...it's not a dodgy area at all - far from it.

I actually make a point of walking back from Peckham Rye station rather than East Dulwich station because there are more people about so, for me at least, it feels safer.

[MitchK]

The catch is that Peckham is a dump.

[Penguin68]

The housing stock is sometimes smaller, with smaller gardens than in some (but not all) other parts of SE22 - it has also not been as gentrified - with many residents having lived there a long time when their houses come up for sale or rent so the houses have not been 'done up' since the 50s or 60s or early 70s (not a good time for refurbishment, thank you Barry Bucknell!). [NB there are also some great and large/ well gardened houses in parts of Peckham which are frankly very desirable, although long Peckham roads can have a 'good at one end, dodgy at the other' reputation.]

And there is a post-code thing going on as well, as noted, which reflects history more than reality, now.

[Jeremy]

Peckham is not exactly my favourite area, but many of the streets mentioned above are actually closer to the centre of ED than they are to Peckham "proper".

[sophiesofa]

Look everywhere - I think it's all nice and you soon get a feel for the area when you're viewing flats/houses. I live on Lordship Lane and don't notice the noise so my advice is to not rule anywhere out completely until you've had a look around.

[boswell]

Not sure whether to reply to this thread or not because I think the Bellenden area is lovely and would like to live in one of those roads myself, but kind of feel obliged to point out that when I was doing a project a while ago looking at crime statistcs and assault related ambulance call outs etc they were far worse around the Rye Lane/general Peckham area than in East Dulwich.

[Penguin68]

a while ago looking at crime statistcs and assault related ambulance call outs etc they were far worse... - oh (copyright Dilbert) that has statistical clustering written all over it!

[david_carnell]

Rye Lane is, err, vibrant. I'm a big fan, I really am. You can buy all manner of items at low prices and it's all a bit theatrical. But....I can see people's point that, if you're not in the best of moods, a trip down Rye Lane, dodging other people, debris and the constant noise from ALL establishments can test the patience of any man.

That said, I wouldn't live anywhere else in the local area (I'm in "Bellenden Village" btw).

As someone else has mentioned you might have to get lucky to get a 2-bed for ?1kpcm. Maybe without the garden. It's been a while since I looked.

[thebestnameshavegone]

david_carnell Wrote:

-------------------------------------------------------

a trip down Rye Lane, dodging other people,

> debris and the constant noise from ALL

> establishments can test the patience of any man.

Similarly, have you ever walked down Lordship Lane without punching anyone repeatedly in the face? Because I haven't.

[Ginster]

Hi,

Interesting reading this thread as I live in Copleston Rd, been here over 5 years now. I echo many of the comments here. There is also unrestricted parking in the roads around here which is useful.

My input...

I have a 2 bed flat (just, the 2nd is v. small) but a very big garden (I've the bottom half of a house), FYI rented it out 07/08 for ?1000pcm. Not sure how rental around here has changed or not with all the recent housing fun and games but obviously the agent window displays can give you an idea there.

It's great for proximity to the station, 6-7 mins walk to ED. 13 mins to Peckham Rye which opens up more options (eg a nearly empty train in the morning to Lewisham to get DLR). Trains home are a pain, after 8pm they're only every half an hour from London Bridge as mentioned with the last at 11.48pm. I usually get a bus or a cab if it's a late one. 176 bus is great as it's 24 hours and goes from Tott Court Rd/Strand/Waterloo to Lordship Lane so very useful.

Bellenden area not bad, wish more shops would get into the "village" bit or at least stay for a bit longer but again hard times I guess.

It's also just about 5 mins walk to get to Lordship Lane and Sainsbury's is not much further (with the P13 bus going down Avondale Rise from Sainsbury's it's useful for getting home with your shopping if you don't have a car).

Good luck! Happy for you to PM me if you had any more questions.