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[CC2018]

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[Earl Aelfheah]

This is the East Dulwich Forum, so I'm guessing you'll get more peeps recommending ED. HOP is a good area though and has good transport. Maybe more scope for capital growth (if you're interested in that)?

Obviously I'd say Ed is a better area though.

[rendelharris]

Given identical properties I'd choose ED, for better connections and more going on. But having moved two years ago from a block to a flat in a house, I'd say there's no comparison for us. No management committee (we share a whole house with one other very lovely family), no service charges (just shared agreement on common bills), no "exceptional projects" (we were unlucky I guess but we got stuck with a ?12,000 bill as our part of heating replacement works and many other smaller "exceptional" charges). Also I just find the ambience of living in a house, albeit just a section of it, so much nicer. No disrespect to those living in blocks, I have friends on our old estate who wouldn't dream of going anywhere else, but for us from a financial, ambience (no people traipsing up and down a corridor outside the front door), and aesthetic point of view a flat in a period house beats it hands down. If you want the delights of ED in HOP you're only a ten minute bike ride away!

Good luck.

[HannahSE23]

If an easier commute is important to you then i?d Say HOP. If Southern isn?t running then there?s the overground to connect you to the tube network. There?s definitely not as much going on in HOP though! Good luck

[KidKruger]

if you're near Goose Green then you can walk to Peckham Rye station in 15mins, so you aren't hostage to ED station (phantom) service. PR station has Overground and links to Clapham, London bridge, Victoria, Luton/St. Albans.

plus Peckham Rye street certainly ain't anything like HOP, so a bit more variety/option, when mixed with ED features.

[johnie]

I agree with RH's points, plus I'd say you are more likely to be able to add value to the HO flat long term. HO transport links are better I'd say due to the overground (not just for the into town commute, Gatwick is about 30 minutes away).

[Robert Poste's Child]

It depends on what's most important to you personally, but based on what you've said I'd go for ED.

The purpose-built one should be more efficient to run, which might save you a bit of money in bills over time. It should also have better sound insulation.

ED is zone 2 and HOP zone 3. As you'd never been to HOP before it sounds like you don't socialise in that area, so in ED you might save on travel expenses too.

When you're spending money on building work and have to rein in your social life there's plenty of free and low-cost stuff on the doorstep here, plus several lovely parks.

Not sure if you're male or female but, given your age, would it be worth thinking about how both might work a couple of years down the line if you were there with a partner and a baby? A top floor flat with a baby in one arm and shopping in the other is very tiring, though the potential to extend might come into its own then.

[ruffers]

Decide heads is ED, tails is Honour Oak. Toss a coin.

Trust your immediate gut reaction if you're disappointed or relieved at which ever way it comes up.

YKIMS.

[Robert Poste's Child]

Wise words, ruffers. Like that episode of Friends where Phoebe and Rachel draw lots for Ross and Joey as their respective safety nets, then swap.

[malumbu]

Don't (buy in East Dulwich), go somewhere cheaper and less pretentious close by.

[womanofdulwich]

I'd also think about sound insulation in a converted flat. Try and go round when the England match is on and see if you can here downstairs TV.

[yard]

Yes, definitely agree about sound insulation in a converted property, having made that mistake once in my life I'd never, ever go there again, purpose built is the only way.

[alice]

Check loft is included in sale not always

[malumbu]

Just teasing of course. Or am I? HOP any day, feels a little less cluttered, good connections, walking distance to the lovely Blythe Hill and Blythe Hill Tavern, still has a back street boozer (the General Napier), bars/restaurants springing up, Brockley Rise changing rapidly. On the down side the Chandos is a bit East Dulwich (even many of you in SE22 use East Dulwich in the pejorative) and not that great for shops. Sainsburys is poxy. Great cycle shop though.

Main road can be congested, no cut throughs (and hence good for back street cycling).

A feeling of ethnic cleansing as it has become gentrified. There are other threads on gentrification but here is a nice example. The large Christmas houses in Forest Hill. 30 years ago occupied by public servants - school teachers and the like. 15 years ago professionals, doctors, dentists and the like. Now bankers because no body can afford it. Feel like I am being invaded by 'creatives' - those in the creative industries rather than artists who were always around the area.

There is a feeling of movements from the West (Clapham and the like) and the East - due to affordability. Gets a bit icky sicky when newbies go on about discovering the area. I discovered it 30 odd years ago, and yet there is a lot of green land, parks, good communications etc, will you just get on and serve me please.

The Overground changed everything in a way I could have ever imagined - both in better access to central London but also opening up other areas - docklands, the East End, Farringdon, both for work and pleasure.

On the down side outsiders drive in the morning and leave their cars near the station.

Not sure where old school SE Londoners go - maybe to the outer boroughs.

[NewWave]

HOP any day.

we were originally looking in East and West dulwich then found we could get more space in forest Hill and brought there 7 years ago.

We still go to ED for boutique shopping, the odd meal and drinks but its only down the road.

Also theres a really good pub in HOP The railway telegraph I think its called.

I have a young single workmate who rents in HOP and loves it, she goes out in Peckham,drinks in Forest Hill,Crystal Palace or ED and never feels 'isolated'

[Pete Runner]

HOP for me. Chandos is now the best pub in area and a great crowd and selection of beer. New cafe recently opened and another on way. Also as others said far better transport links with the overground. Far more property value growth than ED which is probably at its peak.