The story of South London will most probably forever be linked to the most famous of all the capital’s landmarks – The Thames – the great river that runs through it. Historically, the land on the south banks was where large swathes of industrial areas emerged as the river became easier to cross in the 18th and 19th centuries. This made it possible for the docks to be built and for the city to become the giant of industrialisation and trade that we all recognise in the modern world. Neighbourhoods such as Southwark, Lambeth and Bermondsey were adopted as new homes for the workers, while the leafier suburbs of Blackheath, Wimbledon and Dulwich represented the more affluent middle classes and nobility that followed.
In 2025, the transformation of South London for a new century continues to be both dramatic and exciting, with areas entirely reshaped using a combination of riverside developments, suburban mansions and culturally significant districts. All of which are influencing how the whole city is operating and ensuring that south of the river is top of the list for attractive lifestyles and luxury properties as we move into a new future for the capital.
Our guide to a collection of the very best places to live in South London will help anyone navigating this wonderful part of the city.
Forest Hill
Forest Hill exudes a charm and family-friendly atmosphere aligned with a creative spirit that has made it somewhat of a 21st century jewel in South London’s crown. Set upon one of the highest vantage points in the city, this is a neighbourhood forged by the arrival of the railway in times gone by that is now steaming ahead with an independent spirit. Sydenham Hill Wood remains as a reminder of the ancient woodland that would have stretched for miles around here, now offering dramatic views of the London skyline amongst the trails and bounties of nature.
Dartmouth Road serves as a delightful centre, full of boutique delis, cafes and shops and home to the award-winning sourdough pizza of Bona’s. The majestic Victorian villas of Manor Mount, Ringmore Rise and Horniman Drive continue to be a great bet for property searches and the nearby schools of Dulwich College, Alleyn’s and St Dunstan’s assure that easy reach for education is safely considered too. Local legend has it that Sir Arthur Conan Doyle spent a lot of time in Forest Hills as he worked on his Sherlock Holmes series of books, and it most certainly qualifies as a good place to investigate for those looking for a new home in 2026.
Penge
There is a great thrill in finding an area of London that can still be considered as up and coming. Penge, overlooked by its more notable neighbours for such a long time, is now enjoying a quiet renaissance that deserves serious attention. It is perhaps the wealth of property styles and classic architecture that sets this neighbourhood apart. The Alexandra Conservation Area holds some exquisite examples of Edwardian and Victorian homes that are being sympathetically restored to their former glory. For families, the expanses of leafy suburbia that run through areas such as Anerley Park and Parish Lane represent a wonderful pace of life matched by the beauty of their home’s period stylings. And the historical stats of Penge as a commuter hub provide fantastic transport links that also open up a great list of options for all of the independent education in South London too. Despite such elevated focus in recent times, this area manages to stay community-focused and welcoming in a refreshing way. Local cafes such as Blue Belle and Carnival Coffee are central to this ambience, with The Alexandra Pub fast becoming a creative hub, full of craft ales and stirring conversations. Penge is a fantastic wildcard to keep in mind during any South London research.
Greenwich
The long-lost Greenwich Palace may have been the birthplace of both Henry VII and Elizabeth I a long time ago, but it still feels like an area fit for royalty. There is so much history and heritage in Greenwich that it is impossible not to feel connected to it on every street. The Old Naval College designed by Sir Christopher Wren, stands as a UNESCO World Heritage site and the Royal Observatory has been a global benchmark for time itself for over 300 years. Greenwich still has an eye to the future however, with a mix of neighbourhoods and properties that bridge the old London with the new. Crooms Hill and Gloucester Circus are home to some immaculate examples of Georgian terraces that surely rank amongst the most elegant in the city, and the reassuring conservation protections that govern any development are determined to keep them that way. At the riverside, modernity looks out over the water with developments at Greenwich Peninsula and Paynes & Borthwick Wharf that deliver contemporary apartments bathed in light from floor-to-ceiling glazing. Dickens once described Greenwich as a place of riotous amusements and while the pace has certainly changed, this is still definitely an area with entertaining living at its core.
Clapham
The wonderful, sprawling 220 acres of Clapham Common are at the heart of this district. This is where you are likely to find joggers and cyclists in all weathers, families picnicking in the sunshine and festivals ringing out their sounds in the summer. And the 18th century Georgian terraces that were built for the wealthy London merchants to overlook this wonderful green space are still a huge draw for families hundreds of years later.
In Clapham Old Town, the atmosphere takes on a more village-type of energy across the cobbled streets and artisanal shops, with Abbeville Road a hub for stylish florists, cafes and elegant pubs. The weekend Venn Street Market here also supports a thriving culinary scene that counts Michelin-starred Trinity in its numbers, with The Dairy and Minnow providing some innovative modern dining options too. One of the most impressive elements of Clapham, however, has to be its education provision. Excellent, independent options have families spoilt for choice with Eaton House The Manor perhaps being chief amongst them for primary school-age children. Clapham is the South London district that ticks every box with confidence and style.
As the development of South London continues, it is immensely encouraging to see the consideration it has for a variety of residents and lifestyles. Working in this way allows the whole area to build around communities that have a great knowledge of their history while laying important foundations for innovation, success and growth long into the future. Father Thames will undoubtedly be looking on proudly as it all happens.
