good street or bad street?

[benmorg]

Having done my time in Nunhead, I am planning on moving to East Dulwich. Am considering a place in Landcroft Road. Is this considered a safe/desirable/pleasant place to live? Which end is the better end - up the hill or down nearer the action in Lordship lane?

There seems to be a subtle social map of East Dulwuch that only the residents understand, e.g. there is a right and wrong side of Barry Road, west of Lordship Lane is uber-posh and east is cheaper and scruffier.

[seanmlow]

Oh great I am in Ryedale - is that cheap and scruffy?

[macroban]

Up the hill is better.

When global warming causes the East Dulwich inundation your feet will remain drier for longer.

[benmorg]

I think Nunhead is cheaper and scruffier than Ryedale, but Ryedale is cheaper and scruffier than, say, Woodwarde Road. I'm just guessing of course, it could be the opposite.

[Nero]

Ryedale is not cheap and scruffy. It is perfectly pleasant and has 'improved' over the past few years. It's pretty quiet and is near to Peckham Rye Park, not that far from Dulwich Park, has a decent parade of shops with at least three good restaurants and two pubs nearby and a bus route nearby too. I live on Goodrich and wouldn't want to live further down the hill. Nero

[susyp]

That's a ridiculous distinction.

[Jeremy]

Landcroft Road is fine. I don't think either end of the road is more or less pleasant than the other... although of course the bottom end would be considered more desirable because of proximity to the station and the main area of pubs/restaurants/etc.

[seanmlow]

In fairness, all areas have their benefits.

I am currently on ED road - lovely road, but is bloody noisy and some would be put off by that. Horses for courses!

[benmorg]

maybe "scruffy" is the wrong word, but nunhead is certainly cheaper than ryedale, which is also cheaper than woodwarde road. Ryedale seems a long way from East Dulwich, is it classed as Forest Hill or ED??

[seanmlow]

I thought it is ED - I am, hopefully, moving into a place there so hope it is nice!

[benmorg]

yes it's SE22 so must be. Not sure where the borderline with SE23 is. I drive via Ryedale and Dunstans when going from Nunhead to centre of ED and can confirm it is a world away from Nunhead and Peckham. Not that Nunhead is all that bad.. but as I said I've done my time there and want to move somewhere a bit less dead.

[mattham]

I don't know if it's just me getting old, but does anyone else find all the streets around here quite noisy? I'm on Pellatt Rd, quite near Landcroft, and the speed people drive is terrifying. It seems any street without bumps on it now is a treated as an urban speedway. The post office vans are the worst ? at really unsocial hours too. I would complain but, well, who's going to take it seriously? No excuse I know.

And don't get me started on that bloody ice cream van.

[seanmlow]

Ryedale seemed nice to me. Obviously L Lane is nice and pricier, but it is also bloody noisy and packed on the weekends.

My sister will be walking to it each night so if it is not safe I guess I better walk with her!!

[benmorg]

it's a long walk, maybe 15 mins, but down underhill road which is pretty. If you want green and leafy and quiet, ryedale is probably better than the streets around Lordship lane. I would be interested to know what residents think are the most and least desirable parts of East dulwich or if it's all much of a muchness. judging from house prices, some spots certainly look to be more sought after than others.

[seanmlow]

Yes this is true.

I looked around houses by ED station and was not impressed at all. Lots of shady characters loitering around outside the undesirable shops there. In terms of rented property they are cheaper, despite proximity to the station.

[Nero]

Goodrich Road, near to Dunstan's is extremely quiet at night, with hardly any sounds for hours. Nero

[benmorg]

directly east of the station is Peckham rather than East Dulwich. There's a steep social gradient across peckham (conservation areas excepted), and north of Peckham High St/Queen's Road it gets properly nasty. I cycle through there to get into work from nunhead and passed 2 new "shooting incident" boards this week. South Peckham (neighbourhoods to N. of Goose Green) is much better but has been sustained by regeneration money and it could easily sink again. I'm sure ryedale is far better, you're a long way from all the grot.

[JoeChuff]

which is the bad side of barry road????

also the flats at the top of Landcroft Road tend to be quite nice, although I lived at the bottom once and it's better for the shops. That said now that the Plough has renovated, Bombay Bicycle has gone in etc, that bit might start looking a bit more salubrious. It looked pretty f-ing depressing on Sunday when I came out of the William Hill into the grey and the rain, having lost a few quid on Exotic Dancer.

[*Bob*]

All the usual factors apply.

Traffic Noise

Parking

Proximity to ED Station, PR station, useful bus routes

Proximity to Parks

Proximity to LL

Size of houses

Flats or houses, rental or ownership

etc etc

Once you've decided what's a must-have, the only real way to find-out is to get out there and walk the beat. From our experience of buying (and we looked long and hard) you can write-off one part after spending a little time in a couple of streets you don't like the feel of, only to walk round the corner and love the adjacent street. In fact, we ended up some way from where we first wanted to be and are all the happier for it.

[trinity]

Is 15mins a long walk Benmorg? I'd say that was fairly close.

Se23 starts 3/4 way up Forest Hill Road so Ryedale is safely within SE22 - Don't worry Seanmlow - you will be in East Dulwich still.

[susyp]

yep se23 starts just by that catholic school on the hill on forest hill road.

[seanmlow]

Good good!

Just hope it doesn't feel too far out.

What is the Herne Hill Tavern like?

[Mellors]

Ryedale is absolutely fine - pretty quiet (apart from being a cut through from Forest Hill Rd to Underhill). Handy for the Co-op and the shops at the end, plus 63 bus to City/Kings Cross. Bit of a slog up the hill after a night out on LL or if you have loads of shopping, but you can always get the P13 if you are feeling really lazy (and are prepared to wait the 30 mins or so they always seem to take to come). Personally I like the Herne Tavern - I think it serves nice food etc, but then again I have a baby, and if you dont you will probably moan that its overrun with kids, esp in the beer garden (which has a playground) in Summer.

[Frisco]

"Se23 starts 3/4 way up Forest Hill Road so Ryedale is safely within SE22 - Don't worry Seanmlow - you will be in East Dulwich still."

When I moved here that area was referred to by estate agents (in spite of being still SE22) as Peckham Rye. Of course that was before ED developed into a swanky area, and estate agents wanted to cash in on the apparent kudos of using its name. Oh how times have changed!

[Barry Rhode]

Barry Road is really noisy at night with traffic

I have to wear ear plugs just to fall asleep even with double glazing

Moving soon... hopefully...