Focus On Herne Hill: House prices rise 12 per cent year-on-year in Brixton’s genteel neighbouring town
Without a doubt Brixton’s greener neighbour, Herne Hill is also seen historically as Brixton’s more genteel neighbour.
In the mid-19th century, this well-heeled south London suburb was home to mainly large, upper class “country” estates and revered members of high society – such as art critic John Ruskin – grew up there. These days, past and present notable residents include broadcasters Huw Edwards and Cathy Newman, actors Mark Rylance, Olivia Colman and Michael Crawford, food writer Jay Rayner and MP for Camberwell and Peckham Harriet Harman.
This veritable band of oiks have flooded in since the arrival of the railway at Herne Hill, when the middle classes saw their chance to live the country life while commuting to the city for work. To this day, the area remains well-connected, with Herne Hill and Dulwich North served by Thameslink and Southeastern rail, while Brixton is only a short walk away with its connection to the Underground via the Victoria line.
And it’s still pretty green, too, with Brockwell Park on its doorstep. This 50 hectare space is extremely popular for its outdoor lido, BMX track and spectacular views over London from the Cafe on the Hill. Throw access to a number of popular independent schools into the mix and you’ve got a attractive property market.
View of the City from Brockwell Park
“The most sought after streets tend to be the result of the first wave of suburbanisation,” observes David Fell, research analyst at Hamptons International estate agent. “Double-fronted semis built from attractive red London stock brick passed the £1m mark in 2003 and now can command two or three times that. Even away from the most desirable roads, plots are spacious by inner London standards and homes are well set back from the street, maintaining its original leafy suburban character.”
Fell also notes that 29 per cent of the market are first time buyers – a couple of percentage points higher than the London average – and all while average house prices rise by 12 per cent year-on-year. House prices average around £400,000 for a one bedroom flat while a family dwelling will be in the region of £1.2m, according to Foxtons’ nearby Dulwich branch.
“Traditionally, Herne Hill appealed to families who were looking for larger houses,” says Foxtons’ Dulwich Sales manager Dominic Butler. “Lately, however, more professionals have been drawn to the area due to its comparative affordability to south west areas such as Clapham and Wandsworth.” As a result, many of the Victorian properties have been converted into flats to accommodate them and ex-council homes are more in demand.
Inside the Herne Hill Velodrome
The population still sits at a relatively modest 12,000 residents, though, and there are many beloved local businesses. Butler points to Olley’s Fish and Chips, a multi-award winner that offers a gluten-free offering on Monday and Tuesday nights, the Bullfinch Brewery under the railway arches, serving beer brewed fresh on site, and the Half Moon pub on Half Moon Lane, which is currently being refurbished after it fell victim to a burst water main in 2013 that also flooded 36 local homes.
The Herne Hill Velodrome, one of the few sporting venues of London’s 1948 Olympic Games that is still used, is also being renovated by refurbishment specialist Conamar, which is building a £1.5m pavilion next to the cycling track due to be finished in 2017.
It’s clear the view from Herne Hill is pretty good, wherever you’re standing.
Area Highlights
The most obvious advantage to living in Herne Hill is the proximity to Brockwell Park, a real highlight of south west London. Highlights include a walled Old English herb flower garden, three ponds and a plethora of sporting facilities, such as BMX and athletics tracks, tennis courts and pitches for football and cricket. There’s also a number of historic buildings, including a 19th century clock tower, Brockwell House and Brockwell Lido, a firm favourite with the locals. The Art Deco Grade II Listed building houses a gym, yoga studios and a Cafe that serves dinner most evenings by candlelight. Occupying a railway arch next to Herne Hill station, Off the Cuff bar is a swanky live music venue, with plenty of post-war brickwork and mismatched furniture on display. Popular pan-Mediterranean tapas restaurant Number 22 was also hit in the flood of 2013, but came back stronger and tastier than ever.
Area Guide
House prices Source: Zoopla
DETACHED
£1.462m
SEMI
£1.361m
TERRACED
£952,252
FLATS
£482,184
Transport Source: TfL
Time to Canary Wharf: 39 mins
Time to Liverpool Street: 35 mins
Nearest train station: Herne Hill
Best roads Source: Hamptons International
Most Expensive – Stradella Road – £2.092m
Best Value – Deerdale Road – £385,833