East Dulwich

Analyst Narrative

East Dulwich screens as a premium family-house micro-market in this sample. After PPSF cleaning, the median is £813, with a mean of £815, a range from £712 to £887, and an IQR of £59. The corresponding median asking price is £1,000,000 across 9 cleaned observations from a 10-property portal sample. I removed 1 clear PPSF outlier using the 1.5×IQR rule (Hillcourt Road). Fairly balanced and tightly clustered once the detached-house outlier is removed, pointing to a liquid premium family market. By bedroom count, 3-bed median PPSF is £807 (n=6) and 4-bed median PPSF is £884 (n=3). Segment caveat: the 4-bed segment is thin (n=3). The dominant housing stock in the cleaned sample is other houses (4/9, 44%), with a median PPSF of £818 and a median asking price of £1,125,000. On current live evidence, the cheapest road in the cleaned sample is Friern Road at about £712, while the dearest sampled road is Oxonian Street at about £887. That road-level read should be treated as indicative rather than definitive, because almost every road is represented by only one current listing. East Dulwich screens as one of the most expensive areas in the study, but liquidity is excellent and the market depth is strong. Entry-level value is usually found in shorter or more work-needed houses rather than on the prime family streets.

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