Nestled between Brixton, Herne Hill, West Norwood, West Dulwich and Streatham Hill in the South London borough of Lambeth, the district of Tulse Hill sits five miles from Charing Cross.
The average price of property in Tulse Hill in 2021 was £568,756. While this was more expensive than the most affordable area in the borough, which was Streatham Vale with its overall average price of £455,769, the average Tulse Hill property was considerably more affordable than Lambeth's most expensive area. This accolade went to Clapham Common, where the average property sold for £917,854.
In Tulse Hill flats were the most commonly sold type of property in the last year, and they fetched £449,616 on average. The district's terraced properties averaged £794,647, and Tulse Hill's semi-detached properties sold for an average price of £976,459. Overall, sold prices fell in the area by 2% from 2020 however they were still 4% higher than they were in 2016 when the peak average was £546,377.
What is living in Tulse Hill like?
It wasn't that long ago that Tulse Hill was comprised of a few residential streets, a train station, and a pub. That was it. Now though, Tulse Hill is a leafy area with beautiful Victorian properties and a laid-back atmosphere that feels very different to many of the more fast-paced areas of the capital.
Still less famous than nearby Dulwich and Brixton, this petite district occupies an excellent position for travel across the capital, and benefits from easy access to plenty of open space. The area offers a strong community feel, which is often a particular draw for those with young children.
There is a solid selection of property available in Tulse Hill, including an array of relatively affordable rentals. Many of the area's period properties have been converted into apartments, however there are plenty that remain intact and will suit growing families.
Living in Tulse Hill pros and cons
Pro: Tulse Hill has solid transport links
Several bus routes run through the Tulse Hill area, including the 2 between Marylebone station and Norwood garage, the 468 between Elephant & Castle station and South Croydon, and the 201 between Morden and Herne Hill. Several night buses also serve the railway station, providing transport options 24 hours a day.
Tulse Hill railway station is served by Thameslink and Southern services to the likes of Farringdon, Blackfriars, London Bridge and King's Cross St Pancras. There are also two trains per hour to Sutton, four trains per hour to St Alban's City, and two trains per hour to Caterham. The closest Underground station can be found in nearby Brixton, which is on the Victoria line.
The A205 South Circular road runs through the southern part of Tulse Hill, alongside the A204 and the A215. Traffic on the South Circular can be very heavy during peak times and it is worth noting that while much of the area is outside the ULEZ zone, many parts are now located within it and as such daily charges will apply.
Con: Tulse Hill doesn't have the widest selection of amenities
Although certainly a very minor complaint, residents keen to go out to dinner will likely find themselves gravitating towards the likes of Dulwich or Herne Hill, as this is one aspect of Tulse Hill that is currently lacking. The pubs in the area have improved significantly over recent years but even then, as you come to expect from a compact district, there simply isn't the same level of choice that can be found in other nearby areas.
Similarly, residents often opt to stroll to Herne Hill and Dulwich to enjoy the farmers' markets and selection of shops on offer, as well as their cafés and delis.
Pro: There is lots of green space around Tulse Hill
With Brockwell Park and Dulwich Park on its doorstep, there are an array of opportunities to get outside and enjoy the open, green space. Grade II listed Dulwich park spans more than 30 acres and contains myriad features including a boating lake, caféand sporting facilities. Brockwell Park stretches across 125 acres and is home to an open-air lido, miniature railway, bowling green, tennis courts, a BMX track and much more.
This amount of open space has a positive impact on air quality in the area. In fact, levels of air pollution in Tulse Hill are only marginally higher than ideal levels recommended by the World Health Organisation (WHO). To put this in some context, between mid-January 2022 and mid-February 2022 exposure only slightly exceeded WHO guidelines on three out of 30 days.
Is Tulse Hill a safe place to live?
Between February 2020 and January 2022, there were 2,485 criminal incidents recorded in the Tulse Hill SNT area, which was lower than in the neighbouring areas of Herne Hill, Coldharbour, Ferndale, and Brixton Hill.
This total includes 742 violent crimes, 373 cases of theft and 279 drug offences. Generally levels of crime in the area have remained stable. During peak months the area records up to 129 crimes per month, however levels can fall to below 80 reports per month.
In November 2021 Tulse Hill experienced 15 reports of miscellaneous theft, 15 cases of harassment and 14 drug offences. There were a few crime hotspots during this four-week period, including the areas around Claverdale Road, Romanfield Road and Medora Road. Overall, with eight crimes per 1,000 residents, the crime rate in Tulse Hill in November 2021 was equal to that across the wider London area and lower than across the borough of Lambeth.
Which celebrities live in Tulse Hill?
At the end of the 19th century notable composer Sir William Henry Harris was a chorister at Tulse Hill's Holy Trinity Church where later, John Sentamu, the former Archbishop of York, was the vicar for more than a decade.
Between the late 1830s and the mid-1860s, Tulse Hill was home to the Lonides family. Alexander Constantine Lonides was a respected art patron, and his collection of Old Masters was left to the Victoria and Albert Museum by his son, Constantine Alexander Lonides.
Artist Euan Uglow spent time living in the area, as did The Clash guitarist Mick Jones who lived on Christchurch Road during his formative years. The area's musical connections don't end there, as the lead singer of Teardrop Explodes, Julian Cope, spent much of the late 1980s living at 149a Tulse Hill.
Things to consider when moving to Tulse Hill?
Tulse Hill is a charmingly sedate part of Lambeth, which is arguably slightly better suited to families and those who are keen to slow down and live a less fast-paced lifestyle. While there aren't a plethora of 'Outstanding' rated schools within a mile radius, there is an excellent selection of schools that have been rated as 'Good' including The Elmgreen School, St Martin in the Fields High School for Girls and Fenstanton Primary School.
The area's transport connections are excellent, and travel to districts with a more wide-reaching nightlife and cultural scene is both straightforward and time-efficient. So it could also be the ideal place to live for young professionals who want to enjoy the best of both worlds. After all this is London, anything is possible!