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.
Walls are some of it dry-lined during a later refurbishment, over solid London stock brick — which is what a 43% flat share across the ONS neighbourhood covering East Dulwich actually produces, so the fixing that matters in East Dulwich is chosen on site — the usual failure here is in SE22, fixings landing in soft lime mortar joints instead of the brick body — measured on the walk in from East Dulwich (Thameslink) rather than assumed from a map.
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.
Getting to the door matters as much as the job: narrow terraced streets, resident bays and side returns too tight for a Luton. East Dulwich (Thameslink) is the nearest station, and one or two crew depending on access; American-style and full-height units on an upper floor with no lift are booked as a two-person job as standard.
