Clapham to Dulwich Advice

[Dulwichconvert]

Dear all,

Firstly, this topic has no doubt been covered in numerous historic posts but we wanted the latest thoughts given the potential impact of our decision. Apologies!

Profile: currently renting in Abbeville Village; reliant on Northern Line as wife and I work in City; two small children (one baby and one in nursery) - would love to target the Dulwich private schools if we can stretch budget; we are after a large home (budget 3m) which is ideally walking distance for transport (for City), schools, park and grocery stores. 

Abbeville Village ticks everything, except homes of the size we are after which are pretty much limited to two roads (Rodenhurst & Elms).

We have seen a few homes in West Dulwich (bordering Norwood, really) which more than fit the bill size wise was but too sure if they tick the rest of our boxes (e.g., Belair and Dulwich parks seem to be c.20 min walk away). Based on a few searches, my thinking is that ND & HH are better than WD for transport to City. I have never tested what it would be like in practice (e.g., swapping trains, experiencing train cancellations which never seems to impact me on the Northern Line). 

Perfect location / house size based on walking around, to me, seems to be "North Dulwich Triangle" but virtualy zero stock on the market. 

Dulwich Village houses seem to be at an enormous premium with further costs to modernise. Any insights into navigating work with Dulwich Estate rules would be appreciated - where does one start? 

There are numerous queries in the above - any and all insights would be greatly appreciated (particularly from those that made the move from Clapham).

Thanks,

Dulwichconvert

 

[Angelina]

Just be brave and do what you want to do

[vladi]

Yes, Dulwich Village commands a premium and justifiably so given access to the City via London Bridge plus the top rate schools within walking distance. 
The bus services are really good also - 37, 42 and P4. The P4 is useful for connecting to the Victoria line at Brixton.

It's worthwhile waiting for the right property. I know of one which will be coming on the market in a few weeks - 4 bedrooms and south facing garden circa £2.5m.

[CPR Dave]

I'd try the Dulwich Village or "North Dulwich Triangle" forums for more local knowledge but I don't think those areas compare to Abeville Road at all. It will be quite a different lifestyle.

Edited Friday at 17:43 by CPR Dave

[beansprout]

Well why don’t you start totally backwards and have an idea as to what nursery and primary schools you want to target - plenty of good schools as you know each offering their own take. 

large home - what are we talking about here 4/5 beds I assume with a large garden.

North Dulwich Triangle - are you talking about Half Moon Lane and up to Herne Hill plus the other side say Stradella Road etc but don’t think your budget would stretch that far !

So really you want to reproduce what you have in and  around Abbeyville Road but  in Dulwich area to access both the good private and  state schools  - use to Live in Rodenhurst Road years ago - now they are nice big house with good gardens.

How long do you want to commute to get to the City.? I assume you want to aces the city via ED Station or ND station and Denmark Hill Station. I know some people who actually cycle to work in the city - faster and not trapped in carriage like a sardine.!

One would hope for the money you are considering spending, you won’t be undergoing major works. Dulwich Estate are not known to be the easiest to deal with and my recommendation if you are gonna be knocking down walls, building out or up is to get your self a good surveyor who is use to dealing with Dulwich Estate.

My other suggestion would be to try out the trains in rush hour or when ever you both need to get into the City to work.

Go walk in Dulwich Park and talk to the locals - that would give you an idea as well or do you have friends living locally.

Houses around Telegraph Hill area would tick the boxes  and although limited with schooling might be OK. Good schools but not as much choice as Dulwich.

To be perfectly  honest, with that budget and given the ages of your children why don’t you move to the country. -  much better for bringing up kids, commute would prob be under an hour depending on how far and which county. Your kids are still young so really education atm is not paramount. If moving to the country is too far a jump  then why don’t you consider maybe Beckenham or Bromley - lovely areas there as well. schools all decent to.

Wishing you the best in your journey.

 

 

[PeckhamNicola]

I would leave London, or at a push move back to north London. In SE London if you want to get away in a car you are trapped, always an hour to go the first 10 miles, chugging up to the M4 or round the south circular, which is really just a line someone drew connecting a load of roads. and I know there are trains but first you have to get to those mainline stations, unless you only want to leave London to go to Kent. which I don't. 

[sunshine_m]

Could East Dulwich or Forest Hill work? Some properties on Underhill Road and Wood Vale have large gardens e.g. 

https://www.rightmove.co.uk/properties/161079866#/?channel=RES_BUY 

You'd be close to the Horniman, Dulwich Park and Peckham Rye. Transport might not be what you're looking for though e.g. a 15 minute walk to Forest Hill station for the East London line or mainline into London Bridge.

[malumbu]

Anywhere near the Overground/Windrush due to its excellent transport links.  You will get larger place in SE23 for example that will give you enough spare cash for private school if that's what you really want but states schools generally good, reflecting the demographic 

Easy to get to the bustling streets of East Dulwich but in ten years see what happens to Forest Hill centre.  The whole of the area is full of green spaces.

Access to East Croydon for days out in the South Coast 

 

[Earl Aelfheah]

Between Herne Hill and North Dulwich gives you good options for transport. You have the line into London Bridge, trains to Victoria and the Thameslink into City Thameslink. Plus it's not too far from Brixton tube. 

[NewWave]

I agree with @malumbu Forest Hill around the Horniman.

Forest Hill station has Southern Rail and Windrush, The London bridge train is great for connecting to Northern Line or Southern Trains to Charing X and Cannon Street. 

When I need to get into the city I take Windrrush to Whitechapel then Elizabeth Line to Liverpool Street.

Lots of parks, Lots of young families, farmers Market on Sunday, Decent nearby pool and gym.

Independent Butcher a few Delis (Aga's The butcher sells Deli stuff And Pantry on Perry Vale) and good independent cofee shops, An organic  grocer on dartmouth road..

Sainsburys, Costa, Superdrug and TJ Jones (WHSmith) are branches of chains based there.

Edited 1 hour ago by NewWave