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@user16171
Disagree on Catford.
It has bit and bobs of decent housing stock but the fact remains it will always be carved up by infrastructure, which limits the amount of pavement life and the amount of community/smug middle class momentum.
Think about all the places that have blown up.
East Dulwich - urban village, small roads, local shops and restaurants.
Stoke Newington - same
Walthamstow village - similar
etc etc
That's not to say there aren't the odd row of shops that might end up with a half decent cafe or pub, but as wider area it will always be limited and the whole sale goldrush that we can see in Brockley is unlikely to happen there.
anecdotal - 4 of my peers have moved to Catford and they have ALL fucked off elsewhere as soon as they have had kids. It's just not a pleasant environment to exist in.