Census 2021 puts East Dulwich at 3,337 households with a median age of 36. The mainly Victorian stock is owner-occupier-led, which is why 57% houses and 43% flats need different handling in SE22.
Private renting sits at 25% and owner-occupation at 58%; the first group books end of tenancy clearance at short notice, the second plans it.
East Dulwich substrates run to some of it dry-lined during a later refurbishment, over solid London stock brick — where 58% owner-occupation means the same home is booked again rather than a new tenant each year. Nothing is drilled until the wall has been sounded, because fixings landing in soft lime mortar joints instead of the brick body on these streets — with 16% social-rented stock locally, block access is agreed with the estate office first is the mistake that costs a SE22 customer twice.
Two streets can behave very differently in East Dulwich: lordship Lane's shops and rows of bay-fronted Victorian family houses. The quote reflects the street the job is actually on. East Dulwich sits inside the Congestion Charge zone as well as ULEZ, so both are itemised on the quote rather than absorbed into an hourly rate.
On access, narrow terraced streets, resident bays and side returns too tight for a Luton — one reason two operatives with a Luton van as standard, scaling to a second vehicle for a full three-bed or a property with no lift. Fitters travelling in use East Dulwich (Thameslink).
