In the final scene of Fever Pitch, the film adaptation of Nick Hornby’s iconic 1990’s book, Arsenal fans fill the residential streets around old stadium, with its Art Deco east stand, to celebrate a last gasp win over Liverpool for the title.
These leafy streets lined with Victorian terraced houses and converted flats are now prime real estate in London.
Scotts is selling a period house with four bedrooms for £1.6m on Avenell Road where Sarah (Ruth Gemmell) finds Paul (Colin Firth) at the close of the film.
Fast forward nearly 30 years and both the men’s Premier League side and the local housing market are at the top of the table.
Daniel Lynch
Highbury is one of the hottest postcodes in town this Christmas, where the number of homes on the market is dwarfed by the number under offer — indicating high demand.
The Propcast research ranks all 123 postcodes in Greater London by the ratio between homes listed on the property search portals and those approaching exchange or completion.
Any areas with a score over 34 is a hot sellers’ market and anything over 49 qualifies as a very hot sellers’ market — typically characterised by multiple bids per property.
While Highbury is among the hottest postcodes (Leyton comes out top) it is has the best combination of heat (59) and improvement on the barometer, rising 34 per cent over the last five years.
It has gone from very cold (25) towards the end of the pandemic (when people were leaving inner London) to a very hot one.
In fact, the five biggest climbers (who also feature in the upper echelons of the ranking) are all well-connected, affluent, fashionable urban villages.
Upper and Lower Clapton in Hackney are in-demand areas
Daniel Lynch
Mortlake and East Sheen has risen 23 per cent to 58 on the heat scale; Upper Holloway up 32 per cent to 49; Upper and Lower Clapton up 20 per cent to 55; and Islington up 43 per cent to 48.
The top 10 biggest climbers that all score over 40 is completed by East Dulwich–Peckham Rye–Herne Hill, Lower Holloway, Totteridge, Upper Norwood–Crystal Palace and Stoke Newington.
It is a list dominated by the northern eastern strip that leads from Islington outwards.
“The list reflects long-term migration patterns in London. Younger families often move out of inner-city neighbourhoods to places that offer an urban village lifestyle, feel calmer and are better suited to family life.
For example, from Peckham to East Dulwich, where buyers gain space, green areas and stronger schools while retaining character and having a strong local scene,” says Nina Harrison, buying agent at Harringtons.
“However, these moves tend to be short. People do not like to move far from friends if they can avoid it, particularly those formed in the early months of their children’s lives.”
- Heat score: 58
- Improvement over five years: 23 per cent rise
Demand is rising in Mortlake and East Sheen
Daniel Lynch
The popular residential roads here lie between the South Circular and Richmond Park with prices rising towards the historic green space.
According to Sophie Barton of Savills, primary schools attract young families to the area.
“People will often move into the area ahead of starting a family. They can buy within walking distance of East Sheen primary school, Sheen Mount and Thomson House in Mortlake.”
With a variety of homes people up and downsize here with prices starting at around £650,000 for a two-bedroom flat and a three-bedroom terraced houses from £1,100,000.
Demand is driven by buyers moving from Putney, Wandsworth, Chelsea and Fulham trying to find more space for their money.
“Palewell Park and Sheen Common have lots of sporting activities and children’s clubs. The Plough and The Victoria are popular pubs for Sunday lunch,” Barton adds.
Charlie Vickery, of John D Wood, has seen the heat data play out in the market.
“Even homes that are in need of full renovation are generating strong competition. We sold one house on Observatory Road (in the catchment of two good primary schools) which had five bids on it,” he says.
East Dulwich–Peckham Rye–Herne Hill
- Heat score: 56
- Improvement over five years: 17 per cent
Herne Hill
Daniel Lynch
This trio of urban villages offer slightly different lifestyles.
Peckham Rye still clings to its raw urban roots as the place to go out in south London.
“Peckham Rye is without a doubt one of London’s premier hipster neighbourhoods. Initially popular with art types and people who want a cooler, edgier alternative to East Dulwich,” one local resident tells Homes & Property.
Rye Lane has become popular recently (at the top of Peckham Rye park) with restaurants such as Janda Diner (Malaysian).
East Dulwich appeals to south-east London’s nappy valley crowd. “There is access to the green spaces of Dulwich Park and Peckham Rye and it is popular for its good schools and independent shops and cafes along Lordship Lane,” says James Nightingall of HomeFinder AI.
Herne Hill is tucked away next to Brockwell Park with a bustling Sunday market. Long-time resident and restaurateur Katya Milavic Davies runs Llewelyn’s (a restaurant with an extensive Christmas menu) and Lulu’s (a deli selling hampers and culinary gifts this Christmas.) Both are at the heart of the Herne Hill foodie scene.
“Having spent the best part of 30 years in Herne Hill I might be a bit biased but the area feels uniquely balanced, full of longstanding, independent traders and supportive residents.
“I feel quite lucky that we are still considered off the beaten track and we like it that way,” says Milavic Davies.
Winkworth is selling a two-bedroom apartment on the edge of Brockwell park for £650,000.
- Heat score: 49
- Improvement over five years: 14 per cent
Clissold Park in Stoke Newington
Daniel Lynch
“Buyers wedded to east London often buy their first flat in Dalston, Haggerston, Hoxton or Shoreditch then gravitate towards Stoke Newington as relationships settle and thoughts turn to space and starting a family,” says Harrison.
“They still want creativity, culture and individuality, just in a place that feels calmer.”
Church Street is at the centre of village life here, The Good Egg and Spence Bakery for breakfast, brunch and coffee, long-standing pubs such as the Jolly Butchers and the Three Crowns, bookshops and delis.
Stoke Newington Overground has services running into Liverpool Street but there is no Tube to hop onto.
According to Harrison it is the lack of underground that has kept prices from catching up with inner east London.
“The area attracts people working in the City, but there’s a real mix of professionals and lots of creatives working in media, fashion or the arts,” says Jen Holmes of Savills.
“Buyers can get a two-bedroom flat for between £600,000 and £900,000, depending on size and if it has a garden,” she says.
There is a terraced four-bedroom house on Stoke Newington Common for £1,150,000 on Rightmove.