Family Home Checklist: What to Think About When Buying in Dulwich or Herne Hill
Think at least ten years ahead with your children – time flies fast.
The home and neighbourhood that fit your family today should still work when your children are older, more independent, and have new routines. Dulwich and Herne Hill both offer excellent options for families, but each has its own character.
Here’s what to consider when buying in an area you don’t yet know well.
1. Outdoor Space and Greenery
Dulwich: Many homes come with generous gardens, leafy streets and easy access to Dulwich Park, Belair Park and Dulwich Woods.
Herne Hill: Brockwell Park is the heartbeat of the community, offering playgrounds, open fields, tennis courts and family events.
Ask yourself:
- Is there room for children to play or for relaxed weekends at home?
- How close are the nearest parks or green spaces?
2. Schools and Catchments
Dulwich: Excellent state and independent schools, including Dulwich Village Infants, Dulwich College, Alleyn’s and JAGS.
Herne Hill: Well-rated state schools such as Judith Kerr Primary, St Jude’s and Jessop, with access to the Dulwich independents.
Ask yourself:
- Which schools are within walking distance?
- How do they perform and what are their reputations locally?
Could this home work for both primary and secondary years?
3. Transport and Connectivity
Herne Hill: Fast train links to Victoria, Blackfriars and St Pancras make commuting straightforward.
Dulwich: North, West and East Dulwich stations connect easily to central London, and new Superloop bus routes are improving cross-South London travel.
Ask yourself:
- How long will daily journeys take in real conditions?
- Are routes safe and well-lit for children travelling home from school or clubs?
4. Space and Layout
Dulwich: Known for larger semi-detached and detached homes, ideal for long-term family living.
Herne Hill: Offers characterful Victorian terraces and conversions, often with clever extensions and a welcoming community feel.
Ask yourself:
- How much space will we need as our family grows?
- Is there potential to extend or adapt the layout later?
5. Community and Lifestyle
Dulwich: A calm, village-like atmosphere with independent cafés, galleries and strong local ties.
Herne Hill: A lively, creative community with family-friendly markets, cafés and a down-to-earth feel.
Ask yourself:
- Do we feel comfortable and connected here?
- Are there family activities, playgroups or local networks nearby?
6. Value and Long-Term Investment
Herne Hill: Strong community, great connections and good value compared to nearby postcodes.
Dulwich: A premium market, but property values are resilient and sought after for schooling and lifestyle.
Ask yourself:
- Does this area fit our ten-year plan – schools, work, family life?
- How well will this home hold its value if we stay long-term?
Final Thought
Herne Hill and Dulwich both deliver what families need most: green space, great schools and a strong community spirit. The difference lies in emphasis – Herne Hill offers convenience and connection, while Dulwich provides space and stability. Whichever you choose, think beyond the next move. The right home today should still feel right ten years from now.
Greater London Properties (GLP) are focused on family homes - we can answer all your questions on any of the above and offer honest transparent advice. Give us a call today if you'd like to discuss what you're searching for.
Warmest regards,
Kate & Rob Hill
Founders, Greater London Properties & Support Our Schools Initiative
📞 Dulwich Branch: +44 20 7292 2550
📧 Email: dulwich@glp.co.uk
🌍 Local knowledge. Honest advice. Global reach.