Nestled between affluent Dulwich Village and hip Peckham, East Dulwich represents the best of both worlds. This relaxed residential area is just a 15-minute train ride from central London, and with independent shops, great schools, pretty period homes and plenty of culture and green space nearby, young families flock here for the community vibe and many set up home for life. And I can see why! Join me for a stroll along Lordship Lane, one of south London’s very best high streets, as we stop for coffee, take in the street art and check out the beautiful bookshops the area has to offer.

Typical housing stock

The picturesque streets of East Dulwich are mainly made up of three and four-bedroom Victorian and Edwardian houses, many with their own gardens. You’ll find larger detached homes overlooking Peckham Rye, some lovely three-storey terraces in The Gardens conservation area, and large detached Edwardian homes in the south of the district towards Honor Oak. When you’re next in the area, be sure to check out the famous ‘Concrete House’ on Lordship Lane, which is the last remaining example of this type of architecture in the whole country. Although once derelict, this Grade II listed building has now been converted into flats.

Who lives here?

East Dulwich’s community feel, pretty period properties and fantastic selection of schools mean the area is a natural magnet for families. It’s also popular with couples and young professionals looking for attractive homes with gardens and excellent local amenities, whilst still wanting to be within easy reach of central London.

Transport links

Approximately four trains an hour run from East Dulwich station to London Bridge, with a 15-minute journey time. Trains from nearby Peckham Rye station reach Victoria within 15 minutes, and Dalston and Clapham Junction are also easily accessible via the Overground.

There are plenty of bus lines running through East Dulwich, including popular commuter routes the 40 to Aldgate, the 176 to Tottenham Court Road and the 185 to Victoria. If you prefer a leisurely cycle to work, central London can be reached within just half an hour.

When you want to head further afield, the South Circular is a 5-minute drive away, while the M25 and Gatwick Airport can be reached in about an hour.

Drinking and dining

East Dulwich has some seriously great places to eat, including local favourites The Palmerstone and Franklins, which has now been serving seasonal British food for over 20 years. On Lordship Lane, Yama Momo does good Japanese while Spinach has an inspiring plant-based menu. Olivelli is a nice spot for pizzas, pasta and fresh fish, and the Thai Corner Café on North Cross Road is popular with locals.

One thing I really love about East Dulwich is its café culture and great coffee shops such as Bon and Kanella & Co – I often stop here for a cappuccino and pastry pick-me-up when surveying in the area. If you fancy something stronger to drink, The Clockhouse is a nice pub on the edge of Peckham Rye and check out local institution The East Dulwich Tavern, which hosts regular film, theatre and jazz nights.

Shopping

Shopping in East Dulwich is brilliant, with Lordship Lane and North Cross Road forming an incredibly vibrant central business district which I find is one of the best shopping areas in south London. You’ll find an interesting blend of quirky independent boutiques, chain stores and markets here, with everything from fashion and gourmet food to art and antiques on offer. Grab a stylish bargain from ChiChiRaRa vintage clothes shop; check out the craft beer, hot sauce and vinyl records at local shop and hangout Hop Burns & Black; or spend an hour browsing for homeware, furniture and gifts at long-standing local favourite Mrs Robinson.

East Dulwich’s fantastic food shops are another favourite thing about the area – from Moxons fishmongers to butcher William Rose and Mons cheesemongers, there’s always something delicious to discover. My wife Kath and I also love visiting North Cross Road Market on a Saturday morning, where you’ll find everything from coffee, bread, fresh fish and street food to arts, crafts and antiques. Rye Lane Market, which is open every day except Sunday, is a great place to pick up more practical bits and bobs for around the house.

And last but not least, no guide to the shops in East Dulwich would be complete without mentioning its two independent bookstores, Rye and Chener Books, which are lovely places to browse and include a good selection of books for children. Rye even has its own coffee shop, which is a relaxing place to spend an hour or two!

One of life’s great pleasures - browsing an independent bookshop, like Rye Books

Parks and green spaces

East Dulwich is snugly located between two large and popular south London parks: Dulwich Park and Peckham Rye. Dulwich Park is bursting with family-friendly activities including a café, boating lake with pedalos, an outdoor gym, tennis courts, table tennis tables and a bowling green, while Peckham Rye Park and Common offers over 100 acres of green space with a café, Japanese garden, skate park and outdoor gym.

At the top of Lordship Lane, Goose Green is a nice spot for a picnic lunch: it also has a kid’s playground and hosts the Dulwich Festival Fair every year. With everything from bouncy castles and a beer tent to handmade children’s clothing and homemade cakes, the festival is a highlight in the East Dulwich calendar and will take place on Sunday 22 May this year.

Nearby on Marsden Road, the London Wildlife Trust’s Centre for Wildlife Gardening is an award-winning wildlife garden and visitor centre which includes ponds, wildflower meadows, herb gardens, insect hotels and raised permaculture beds – it’s truly a lovely spot and somewhere I like to find inspiration for my own garden!

Arts and culture

East Dulwich has a lovely artistic vibe and there’s lots of culture to explore nearby, from England’s oldest public art gallery Dulwich Picture Gallery, which puts on regular exhibitions and art classes, to the more quirky and contemporary House of Dreams Museum. This terraced house is home to artist Stephen Wright and every conceivable surface has been covered with colourful objects… it’s truly a feast for the eyes and well worth checking out!

The area also has two good libraries: the main Dulwich Library on Lordship Lane hosts regular activities including a film club and creative writing groups, while the smaller Grove Vale Library has a popular toddler and baby group and an interesting large-scale artwork at its entrance.

East Dulwich is also part of Dulwich Outdoor Gallery, a vibrant collection of street art and murals based on paintings from Dulwich Picture Gallery’s permanent collection. You can simply wander through the streets to check them out or go on an organised tour of the area.

Film fans will love East Dulwich Picturehouse and Café: this 3-screen cinema on Lordship Lane shows both indie and blockbuster films, and has a nice café bar for pre-movie dinner and wine.

Sports and leisure

Dulwich Leisure Centre includes a 25m swimming pool, gym and fitness classes within a beautiful Grade II listed building just by Goose Green at the top of Crystal Palace Road. If you’re a regular cyclist like me, you’ll also be pleased to learn that the area is also home to one of the UK’s largest cycling clubs, the Dulwich Paragon, which offers an exciting range of group rides and races in south London and beyond.

Schools

East Dulwich greatly appeals to families with young children because of its excellent primary schools, which include the Harris Primary Academy and nearby Dulwich Hamlet Junior and Dulwich Village Infants School. The area is also close to three of London’s top independent schools: Dulwich College, James Allen’s Girls’ School and Alleyn’s.

Local council

East Dulwich lies in the London Borough of Southwark, which currently has a Labour majority.

Estate agencies

Most East Dulwich estate agents can be found clustered round the top of Lordship Lane, such as Truepenny’s, Foxtons, Ludlow Thompson, Winkworths, Portico and Acorn, while Roy Brooks is over by the edge of Peckham Rye.

Grabbing some lunch with my photographer & friend, Matt on Lordship Lane

Surveys and valuations

If you’ve already got your eye on a property in East Dulwich and are ready to take the next step, I offer a wide range of independent and cost-effective residential surveys and valuations. As a residential chartered surveyor and RICS registered property valuer with more 20 years’ real estate experience across London and the south-east, I know that buying property is one of the most important decisions most people ever make. That’s why I’m passionate about taking the stress out of the survey and valuation process and helping people realise their dreams, whether that’s a treasured new home or the next investment property.

Contact me today at roo@rmsurveyors.co.uk or by phone on 07957 606886 to have an informal, confidential and no-obligation consultation about your requirements.

“Roo was great: thorough, knowledgeable and the extra offer of a follow up Zoom call to talk over issues raised was so helpful.”

— Property buyer, South London

East Dulwich Area Guide | RM Surveyors