Moving to Peckham
Are you moving to Peckham? Named after the River Peck, which once flowed through it, Peckham was a key player in the country’s industrial past, with the laying of the railway line during the late 1800s. Further redevelopment in the 60s moved a large number of residents out of their run-down and dilapidated homes into high-rise flats and apartments, continuing to transform a dangerous, crime ridden area to a sought-after hotspot for the middle-class.
Our free, in-depth Moving to Peckham report includes info on:
- The best areas to live
- The good schools
- The average monthly rental prices
- The excellent public transport system in the city
Putting Peckham on the Map
Peckham, south-east of the City, falls into the SE15 postcode, with parts straying into SE5 and SE22. New Cross is to the east, Camberwell to the south, Elephant and Castle, north and East Dulwich is to the south. It has a host of public transport options, both overground trains and bus routes. Peckham Rye is a road and a green space consisting of Peckham Rye Park to the south and Peckham Rye Common to the north.
- There are at least 22 bus routes traversing the district, with many of them operating 24-hours a day, others on a daily basis and then 6 night buses which connect to the capital. The most bus popular routes are 16, which runs to Oxford Circus and the 436 to Paddington. Nunhead, Peckham Rye and Queens Road Peckham link directly to the city centre and the trip take around 15-10 minutes.
- Queens Road and Peckham Rye are both overground stations in Zone 2 with trains to Shoreditch High Street. Trains to Victoria from Peckham Rye take 13 minutes to Blackfriars and 14 minutes to London Bridge.
- There are long-term plans to extend the Bakerloo line along Old Kent Road. The station would be situated where it joins Asylum Road.
- Cycling is becoming more and more popular in London, with the support of the current mayor, resulting in plenty of routes and cycling support clubs. Navigating the traffic is a fine balance between skill and luck. The trip will take around half an hour.
- Walking would take around 1 hour 20 minutes.
- Heathrow Airport is 1 hour 15 minutes by car, while the trip to Gatwick will take around 1 hour 10 minutes.
Known locally as the hipster capital of the south, Peckham is often referred to as the new Shoreditch or the new Dalston. Although the number of families moving in is increasing, the area is really a playground for younger singles and young professionals. Nunhead and East Dulwich, both close by, are firm favourites with younger families and yummy mummies. The feel of the district is definitely village-like and in streets such as Bellenden Road, you will find independent butchers and bakeries, cafés and shops.
Mainly an area of Victorian, Edwardian and Georgian properties, with most of them having been converted into flats, there are still some houses available to rent or buy.
- The best roads are Lyndhurst Way and Lyndhurst Square, Peckham Rye and Highshore Road.
- Tiny Bijoux cottages line the strangely named picturesque alleyway of Chourmert Square. This charming lane celebrates its avid gardeners by opening up for the annual National Gardens Scheme.
- North of Queens Road is generally less expensive than those on Bellenden Road, but the streets are lovely.
- Peckham Rye boasts terraced early-Victorian houses – both flat-fronted and those with bow windows and fine Georgian homes. Plenty of them have been converted into apartments, along with social housing estates, warehouse conversions and modern newly built apartment complexes.
- There is an abundance of building on the go from Blenheim Grove, located in the Holly Grove conservation area, to the largest development currently, Wood’s Road, off Queens Road, with 122 one to three-bedroom flats and 39 houses. Rye Green has much the same size newly built flats in Rye Lane. More action includes the conversion of the Catcher Building with its retro studio apartments, one to three-bedroom flats and nine four-bedded Victorian houses. The Old Bank, which is located on the corner of East Dulwich Road and Peckham Rye, is a conversion creating seven apartments.
- Many renters in the Peckham area are younger professionals, in the 20s to 30s age group, who can afford the rents while young families find that they cannot.
- There is a migration to Peckham from areas like Dalston and Shoreditch, for cheaper rental prices.
- One developer builds watertight homes, really just a shell, where the buyers can fit them out themselves.
Who Lives and Works in Peckham
The population of Peckham stood at 128,807 in 2011. 51% were born in England, followed by 11.3% from Nigeria, 3.5% Jamaica, 3.4% South America and 2.7% from Ghana, with smaller percentages from other countries. 77.2% speak English, followed by Spanish, spoken by 3.1%. 13.3% of the population in 2011 were young professionals but, in reality, this number has grown substantially. They are employed in the following fields: elementary and elementary admin and service make up 36.5%, followed by caring and leisure, associate professional and technical, admin and secretarial, sales and customer serving, caring personal service, skilled trades and lastly, admin.
The average age here is around 32 years of age. Although many properties are occupied by families, typically the up-market apartments are inhabited by young professionals. They need to be close to their jobs in the City and they want to live in an urban area with plenty of entertainment and good shops. Occupations vary from IT to banking, lawyers to tourism, and sales to high tech.
The Best Bits
- Two of the best rooftop venues in the capital are in Peckham; Franks – on the 10th floor of a multi-storey car park and The Bussey Building has a cinema on its roof during summer.
- Khan’s is the ultimate shopping experience. It sells just about everything you can think of, from leather bags to spices and pickled goods.
- The green spaces of Peckham Rye Park and Peckham Common have landscaped parks and wooded areas with picnic spots, Japanese gardens, ponds, playgrounds and football fields. And keep your eyes open for the multitude of parakeets living in the trees.
- Bellenden Road is lined with eateries, vintage shops, fabulous chocolatiers and bars.
- Rye Lane Market, an indoor market, has around 54 retailers exhibiting everything from specialist butcheries to high-end fashion outlets.
- The Bussey Buildings hosts some of the busiest festivals, along with the rooftop cinema, local comedians and artists. The CLF Art Café is hip and happening.
- The Melange is an exquisite, award-winning chocolatier on Bellenden Road. They run a chocolate workshop.
- Vintage Threads caters for everyone, from kids to adults for authentic vintage clothing.
- Peckham Library won the Stirling Prize for Architecture in 2000. It is an L-shaped, multi-coloured building and worth a visit simply for its design.
- The famous Nun’s Head pub creepily stands on the site of a nunnery. After it was demolished, the unlucky abbess lost her head in 1534 as punishment during Henry VIII’s reign. And her head was displayed for all to see – on a pole.
- Theatre Peckham not only produces engaging productions but also has a school for promising youngsters.
- The Hannah Barry Gallery exhibits art created by the likes of Christopher Green, Anton Zolotov and Marie Jacotey.
- The music scene in Peckham is highlighted by The Peckham Rye Music Festival, an underground music happening in Spring, showcasing local musicians.
- All that London has to offer is right on the doorstep, from world-class theatre and historical sites to the London Eye.
- During an air raid in 1940, 11 people, who were sheltering in the cellar, were killed in the Kings Arms Public House. A replacement pub was built. Many staff have recounted stories of apparitions of the 11 singing and playing the piano. The new pub has since been demolished and a block of flats now stands on the site.
Bringing the Kids
With its proximity to the capital and excellent public transport links, Peckham residents have access to some of the best schools and universities in the country.
- There are 74 state-funded primary and 37 secondary schools in the Peckham area. State-funded schools are run on the catchment system, so it is imperative that you live in the area of your chosen school.
- There are 8 private schools, also known as independent schools. These schools do not run on the catchment system. They do, however, charge quite hefty fees. They do not necessarily follow the National Curriculum, and they do offer a wider range of subjects than state schools. The International Baccalaureate is being offered by more and more private schools. The highest rated schools include Harris Girls Academy, Harris Boys Academy and The St Thomas the Apostle College, which are all fee-paying.
- There are a number International Schools in London, catering to a large number of expats in this popular destination. These schools allow expat students to continue with the same syllabus as they were previously studying, offering the International Baccalaureate. The schools are expensive but are good for short-term postings and continuation of education from other International Schools.
- Nearby universities include London Southbank University, University of the Arts Camberwell College, Goldsmiths University of London and the University of Greenwich. However, with the exceptional public transportation, all of the many London universities are within easy reach.
Moving to Peckham
Once a crime-ridden area, Peckham has undergone a massive transformation. It is now popular and safe, with great schools, a superb selection of entertainment offerings, a wide variety of accommodation in a good selection of streets and great public transport. Its proximity to the City is a plus and attracts a well-educated workforce of young professionals and middle-class families. Always popular with expats, London is the ultimate in culture and top-class entertainment. However, it is imperative that the right area is chosen for the right school and this may be confusing at first. With the help of an experienced local relocation specialist, this is a minor hiccup, and qualified advice will be given for all the aspects of moving to Peckham.
Average Monthly Rent - Peckham