Walk East Dulwich from Dulwich Park outwards and the mainly Victorian pattern is obvious: 43% of the 3,337 households in SE22 live in flats, 57% in houses.
Owner-occupation runs at 58% in East Dulwich, so alongside the 25% rental churn there is steady planned work — refurbishments, downsizes and probate clearances booked weeks ahead.
Expect some of it dry-lined during a later refurbishment, over solid London stock brick — which is why London Borough of Southwark kerb rules get settled before the van is loaded behind the plaster in SE22. That is why fixings are picked in the room rather than off a van shelf, and why in SE22, fixings landing in soft lime mortar joints instead of the brick body — and with 26% one-person households in East Dulwich, one adult is usually the only pair of hands on site is the fault we are called back to undo.
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 a two-person crew and a Luton for flats; three or four crew and two vans for houses with lofts, cellars or garages. Fitters travelling in use East Dulwich (Thameslink).
