You're right mrcee. Actually, given its proximity to parks, open spaces and good schools etc, as well as the new ELL extension, HOP is prob quite desirable. Though it's hard for longer-term residents to get their heads round! If it were anywhere else in London (and not SE London) house prices would be way above what they currently are. They're still nowhere near the prices being asked in ED either! Think what that house in Agnew would be worth if it were in SE22...