Is buying a property in Peckham a good investment?

Last updated on December 29, 2023

Yes, the analysis of London's property market is included in our pack

If you've experienced the creative scene and community spirit of Peckham, you might think about owning property in this trendy London neighborhood.

Is it a good idea though? What's the current state of the real estate market in that area? Are property values appreciating or depreciating? Are investors seeing returns on their real estate investments? How's the demand for rentals?

We'll answer all these questions for you! When building and updating our property pack for the UK, our team has been researching and surveying this area. In fact, there is significant customer interest in investing there. Therefore, we believe it would be beneficial to include some information about it in our property pack.

Why do property buyers like investing in Peckham?

Peckham, nestled in the heart of London, has transformed into a vibrant and sought-after location for property buyers, a change that's been notably picking up pace over the last decade or so.

What sets Peckham apart from other real estate markets in London is its unique blend of cultural diversity, artistic flair, and a strong sense of community. This eclectic mix isn't something you find everywhere in London, and it's precisely this uniqueness that's been drawing people in.

Now, when you think about what makes an area popular for property buyers, aspects like transport links, amenities, and general atmosphere come to mind. Peckham excels in these areas. It boasts excellent transport links to central London, making it an ideal spot for commuters.

Alongside this, Peckham offers a range of amenities – from trendy cafes and bars to independent shops and cultural hotspots like the Peckham Levels and the CLF Art Cafe.

These elements combine to create an atmosphere that's both lively and welcoming, something that's quite distinct when compared to more traditional or upscale areas of London.

This appeal began to rise sharply in the early 2010s. Around this time, Peckham started gaining recognition for its burgeoning art scene and increasingly diverse culinary offerings. The area's relatively affordable property prices, compared to more central London locations, also played a significant role.

As for whether Peckham will retain its hype, the signs point towards a sustained interest. The area continues to evolve, with ongoing developments in housing and local infrastructure.

These factors suggest that Peckham is not just a passing trend but a location that's steadily cementing its place as a desirable area to live in.

The kind of people attracted to Peckham is quite varied, reflecting its diverse character. It's become a magnet for young professionals, artists, and families looking for a vibrant, culturally rich area that's still within reach of central London.

The community spirit and the blend of traditional London charm with modern, creative vibes make it appealing to a wide demographic.

However, it's important to consider some of the drawbacks. For instance, as Peckham becomes more popular, property prices are on the rise, which might put it out of reach for some.

Additionally, while the area is celebrated for its diversity and creativity, it still faces challenges like any urban area, such as pockets of gentrification and the balancing act between preserving its unique character and accommodating new developments.

So, while Peckham offers a distinct and attractive mix of qualities not easily found elsewhere in London, it's crucial for potential buyers to weigh these factors carefully.

The area's popularity and charm are evident, but understanding the full picture, including potential downsides, is key to making an informed decision about buying property there.

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Why is Peckham a nice place to live?

Peckham has increasingly become a desirable place to live, known for its unique lifestyle and cultural vibrancy.

The area's character is shaped by a diverse mix of communities, which includes a significant expat population. This diversity enriches the local culture, seen in the array of international cuisines, eclectic art scenes, and community events that bring a colorful and inclusive feel to the area.

When it comes to lifestyle, Peckham offers a balance between urban living and community warmth. It's a place where independent businesses thrive, from quirky coffee shops and bars to art galleries and unique retail stores.

The area also boasts of cultural venues like the PeckhamPlex cinema and the South London Gallery, which add to its vibrant arts and entertainment scene.

Regarding cost of living, Peckham was once known for its affordability compared to other parts of London. With its rising popularity, the cost of living, especially housing prices, has seen an upward trend. Despite this, it still remains relatively more affordable than central London areas.

Safety, like in many urban areas, varies across different parts of Peckham. It's always advisable for residents and potential movers to stay informed about local safety measures and community initiatives that aim to maintain a safe living environment.

In terms of amenities and facilities, Peckham is well-equipped. For families, there are reputable schools like Harris Academy Peckham and The Belham Primary School.

Healthcare needs are catered to by facilities like the Peckham Pulse Healthy Living Centre and Queen's Road Medical Centre. Shopping needs can be met at Aylesham Centre and the bustling Rye Lane, known for its array of shops and markets.

The infrastructure in Peckham is quite robust. Roads and utilities are well-maintained, and the area benefits from excellent internet connectivity, a necessity in today's digital age. This makes it an appealing choice for professionals who work remotely.

One of Peckham's biggest advantages is its accessibility. It's well connected to other parts of London, making commuting relatively easy.

Peckham Rye Station is a key transport hub, providing links to major areas in London. There are numerous bus routes that serve the area, further enhancing its connectivity.

Public transportation options in Peckham are varied and efficient. Besides the overground trains from Peckham Rye and Queens Road Peckham stations, the extensive bus network facilitates easy access to central London and surrounding areas.

This connectivity is a significant factor for those who work in central London but prefer living in a more community-oriented and culturally rich area.

How much does it cost to buy real estate in Peckham?

If you need a detailed and updated analysis of the prices, rents and yields, you can get our full guide about real estate investment in the UK.

Buying a property in Peckham can be quite an interesting venture given the variety and the changing dynamics of the real estate market there.

In Peckham, you'll find a range of residential property types including apartments, terraced houses, and the occasional larger period homes. The area doesn't typically feature luxury villas, staying true to its more urban, diverse character.

The high demand in Peckham is often for apartments and terraced houses. These properties are popular because they offer a blend of affordability, character, and space - a combination that’s particularly appealing to young professionals and families.

Apartments, especially those in converted buildings or new developments, are sought after for their modern amenities and lower maintenance requirements.

Speaking of developments, Peckham has seen a mix of both new developments and resale properties. In recent years, there's been a noticeable increase in new residential developments, catering to the rising demand for modern living spaces.

This includes projects like the redevelopment of Peckham Rye station and surrounding areas, which are expected to bring in more residential properties and amenities.

The price range for properties in Peckham can vary widely. You could expect to pay anywhere from around £500 to £800 per square foot, depending on the property type, condition, and exact location.

This range reflects Peckham's growing popularity but still positions it as a more affordable option compared to central London areas.

Over the recent years, property values in Peckham have been on an upward trajectory. This is largely due to the area's increasing desirability, improvements in amenities and transport links, and the general trend of rising property prices across London. The area has transitioned from being a more affordable option to a trendy, sought-after location.

Looking at the future, there are several developments and city planning changes that could impact property values in Peckham. These include ongoing improvements to local transport infrastructure and continued regeneration projects in and around the area.

Such developments are likely to enhance the appeal of Peckham further, potentially leading to an increase in property values.

Predicting the real estate market's future can be tricky, but the trend for Peckham looks positive. With ongoing development and its burgeoning reputation as a vibrant and culturally rich part of London, the demand for properties in Peckham is likely to remain strong. This could mean a continued upward trend in property prices.

Factors that indicate a potential increase in value include the continuous influx of new businesses and cultural venues, the ongoing development projects, and the area's growing popularity among young professionals and families.

These aspects suggest that Peckham is not just experiencing a temporary boost in interest but is evolving into a permanently desirable place to live.

Where is the best area to buy a property in Peckham?

When considering the best area to buy a property in Peckham it's essential to understand that different parts of Peckham offer varied atmospheres, property types, and price ranges.

This diversity means that the 'best' area can depend significantly on what you're looking for in a home and your personal preferences.

One notable area in Peckham is Bellenden Road. Known for its vibrant mix of independent shops, cafes, and restaurants, this area has a strong community feel and is popular among young professionals and families.

The properties here are a mix of Victorian terraces and modern apartments, offering choices for different tastes and budgets. The atmosphere is lively yet retains a certain laid-back charm, making it appealing for those who enjoy a vibrant lifestyle but also value a sense of community.

Another area to consider is around Peckham Rye Park and Common. This area offers a more relaxed, green environment, ideal for those who appreciate outdoor spaces and a quieter setting.

The properties around here are often larger, including family homes with gardens, and the prices can reflect this. However, for those looking for a family-friendly area with a more suburban feel, this could be a perfect choice.

An up-and-coming area within Peckham is the vicinity around Peckham Levels and Copeland Park. This area has seen significant development and is becoming known for its creative and cultural hubs.

It's attracting a younger, artsy crowd, and the property prices here are currently more affordable compared to more established parts of Peckham. This makes it an attractive option for first-time buyers or investors looking for potential growth in value.

On the other hand, areas closer to the main roads, like Peckham High Street, can be less advisable for some. These parts tend to be busier and noisier, which might not appeal to those looking for a quieter residential atmosphere.

Additionally, the property types here are often smaller apartments, which may not suit everyone's needs.

When looking for a property in Peckham, areas like Bellenden Road, near Peckham Rye Park, and the burgeoning creative hubs around Peckham Levels offer great options with their unique atmospheres and varied property types.

However, it's always important to visit these areas, experience their distinct vibes, and consider how they align with your personal lifestyle and property needs. Each area in Peckham has its own charm and appeal, and the best choice will largely depend on what you value most in a neighborhood.

Here is a summary table to help you visualize better. If you need more detailed data and information, please check our property pack for the UK.

Area	Atmosphere	Property Types	Price Range	Suitability
Bellenden Road	Vibrant, community feel	Victorian terraces, modern apartments	Moderate to High	Young professionals, families
Peckham Rye Park and Common	Relaxed, green, suburban	Larger family homes with gardens	Higher	Families, those seeking quieter setting
Peckham Levels and Copeland Park area	Creative, cultural, developing	Varied, more affordable options	Lower to Moderate	First-time buyers, young professionals, investors
Near Peckham High Street	Busy, noisier	Smaller apartments	Varies	Those prioritizing central location over tranquility

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Is there a strong rental demand in Peckham?

Peckham has been experiencing a strong rental demand, reflecting its growing popularity as a diverse and vibrant place to live.

The nature of this demand tends to lean more towards long-term rentals, although there is a market for short-term lets, particularly appealing to those visiting London for work or leisure who wish to stay in a more culturally rich and less tourist-centric area.

The target demographic for rentals in Peckham is quite varied. It includes young professionals, often working in the creative industries, who are drawn to the area's artistic vibe and bustling social scene.

There's also a significant number of students and academic professionals, given the proximity to several universities and colleges in London.

Additionally, families are increasingly considering Peckham, attracted by the community feel and the improving quality of local schools and parks.

When it comes to the profiles of potential tenants, they often look for properties that offer a blend of convenience, style, and affordability. Apartments, particularly one or two-bedroom flats in modern developments or charming Victorian conversions, are in high demand.

These tenants are typically looking for well-maintained properties with modern amenities, good internet connectivity (a must for the working professionals), and proximity to public transport links, as many may commute to central London for work or study.

Specific areas within Peckham that are particularly popular include Bellenden Road, known for its vibrant community atmosphere, and the areas around Peckham Rye and Queens Road Peckham stations, prized for their transport links.

Properties in these areas are especially sought after due to their blend of convenience, lifestyle, and the character of the neighborhood.

Amenities that can help reduce vacancy and make a rental property more attractive include proximity to public transport, modern and efficient home appliances, reliable internet connectivity, and access to local leisure and cultural hotspots.

Properties near green spaces, like Peckham Rye Park, or those offering outdoor spaces such as balconies or small gardens, also tend to be more attractive, especially for long-term tenants.

Regarding potential returns on investment, Peckham's rental market has been robust, with a good prospect for steady rental income. While specific numbers can vary, landlords can expect a reasonable yield, particularly if they invest in properties that align with the demands of the target tenant demographic.

This yield is bolstered by Peckham's ongoing popularity and the general upward trend in London's rental market.

In terms of property types that are seeing increasing demand and could potentially offer better yields, smaller apartments, especially those with one or two bedrooms, are becoming more popular. They cater to the largest segments of the rental market in Peckham – young professionals and small families.

These properties strike a balance between affordability and lifestyle appeal, making them a wise choice for investors looking to capitalize on the strong rental demand in Peckham.

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Is it easy to buy a property as foreigner in Peckham?

Before we answer the question, please know that we have an article dedicated to the experience of buying real estate as a foreigner in the UK.

Buying a property in Peckham, London as a foreigner is generally straightforward, but there are some important considerations and processes to be aware of.

Firstly, in the UK, there are no specific regulations or restrictions that apply exclusively to foreign buyers when purchasing property. This means that as a foreigner, you have the same rights to buy property as a local would.

However, it's crucial to be aware of the financial aspects, such as the availability of mortgages for non-residents, which can be more challenging to secure and may require a larger deposit.

Additionally, foreign buyers should be aware of the Stamp Duty Land Tax, which may be higher for non-residents.

The purchasing process in Peckham follows the standard UK property buying procedure. This involves selecting a property, making an offer, and once the offer is accepted, going through a process of property valuation, conveyancing (the legal transfer of property from one person to another), and the final completion of the sale.

One of the primary risks associated with property investment in Peckham, as with any property investment, is market fluctuation. The property market can be influenced by various factors, including economic changes, interest rates, and local development plans.

Another risk is purchasing a property without fully understanding the legal and tax implications, especially as a foreigner.

Classic pitfalls or common mistakes often relate to underestimating additional costs such as Stamp Duty, legal fees, and ongoing maintenance costs. A unique aspect in the UK is the 'leasehold' system, especially prevalent in London.

Many properties, particularly apartments, are sold as leaseholds, which means you own the property for a fixed term but not the land it's on. This can come with additional complexities and fees, such as ground rent and service charges.

Working with a local real estate agent or lawyer is highly advisable, especially for foreign buyers. A local expert can provide valuable insights into the Peckham property market, assist with negotiations, and help navigate the legal aspects of the property buying process in the UK.

They can also help in understanding the local property laws, which might be different from those in a foreign buyer's home country.

Common exit strategies for property investors in Peckham include renting out the property, which can provide a steady income stream, or reselling the property at a profit. Given Peckham's popularity and ongoing development, properties in the area can potentially offer good capital growth over time.

However, it's important to consider factors such as property condition, location, and market trends when planning an exit strategy.