Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.44042, -0.03660

SE23 2AD— Perry Vale, Lewisham

Location and area intelligence for SE23 2AD, Perry Vale, Lewisham

The practical family move

 

Schools 100%Safety 78/100Transport 43/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
58
Safety
78
Schools
90
Transport
43
Environment
69
Investment
30

The bottom line

SE23 2AD offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE23 2AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+15.0% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for SE23 2AD

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE23 2AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Kilmorie Primary School

Good · Inspected Jul 2024 · 4 min walk

KS2: 104.6

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 15 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 26 min walk

5 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

48.1 incidents per 1,000 residents

Better than 64% of London
↑ Rising 377.8%

from a low base — still below London average

-37% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour21%
Other20%
Vehicle crime16%
Drug offences6%
Burglary6%
Theft5%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 646m

Crime is 26% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£12,561/m²
Price per ft²£1,167/ft²
Avg floor area76.8 m²

EPC breakdown

C
6%
D
24%
E
5%
F
1%

Based on 36 properties · Confidence: high

Street mix

Semi 4%Terraced 43%Flat 53%

LHA rates — Inner South East London

Shared room£650/mo
1 bedroom£1296/mo
2 bedrooms£1550/mo
3 bedrooms£1950/mo
4 bedrooms£2625/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£192,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.1%

Total change

+921%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.8%

per year

Acceleration

+9.18

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 51 sales

Property Type Mix

Total: 51 sales

Semi-detached3.9%
Terraced43.1%
Flat/maisonette52.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£95k£100k+4.9%2.6
Post-dot-com plateau2001–2004£247k£170k-31.2%2
Pre-crash peak2006–2007£184k£213k+16.3%5
GFC & correction2008–2012£215k£200k-7%1.2
Help-to-Buy recovery2013–2016£243k£285k+17.5%1.7
Brexit uncertainty2017–2018£600k£568k-5.4%2
Pandemic surge2020–2021£335k£440k+31.3%1.5
Rate-rise correction2022–2023£952k£920k-3.4%1
Current market2025–2025£974k£974k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
9.7%
District
9.7%
Terraced+0% α
Local
10.1%
District
10.1%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Catford

Nearby stations

CatfordNational Rail
11 min walk
Forest Hill Rail StationSouthern · Windrush
14 min walk
Honor Oak Park Rail StationSouthern · Windrush
15 min walk
Sydenham Rail StationWindrush · Southern
24 min walk
Brockley Rail StationSouthern · Windrush
34 min walk
No bus stops within 400m

22

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria49 min ↑
Waterloo42 min ↑
Canary Wharf50 min ↑
City45 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park554m
Santander docks (800m)0
Nearest cycle dock3.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 46%
Below average green space

Nearest SSSI: Elmstead Pit SSSI — 6.3 km

Energy

Solar: 856 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,520 hrs/yr

Sunshine

608 mm/yr

Rainfall

22.5°C

Summer avg

3.2°C

Winter avg

Solar yield856.3 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OHL WEIGHT MANAGEMENT CLINIC

OHL 3RD FLOOR, LAURENCE HOUSE, 1 CATFORD ROAD, SE6 4FN

14 min walk

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketCorner Shop · 765 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
866 licensed premises in borough229 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

252m

Post office

Nearby shops

Family Supermarket274 m
Stanstead Wines300 m
West 9 Food & Wine451 m
Tesco Express564 m

Nearby cafes

Johnnies 2 Café283 m
Coffee Corner Seven Stars824 m
Big Plate Cafe889 m

Nearby restaurants

BDK255 m
Fantastic Morley Fried Chicken269 m
Perry Hill Fish Bar300 m
Metro's321 m

Nearby pubs

The Blythe Hill Tavern291 m
The Perry Hill482 m
The Honor Oak505 m
General Napier798 m

Nearby gyms

King's College London Honor Oak Park Sports Ground1.2 km

Nearby pharmacies

Sparkes Pharmacy276 m
Woolstone Pharmacy282 m

Nearby health

Jenner Health Centre440 m
Dental Beauty Forest Hill635 m
Food hygiene (5-star)56% of 48

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Investment

Investment grade, yield and market outlook

30

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

35.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,137m
Crossrail 2 route9,445m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,465 nationally

1,789

Est. population

15,194/km²

66%

Employed

55%

Degree educated

£48,300

Median income

6.4%

Claimant rate

Inner cityVery high densityEstablished mixed

46

Community stability

Age profile

24%
22%
26%
18%
Under 1824%
18–3422%
35–4926%
50–6418%
65+10%

Tenure

16%
35%
24%
23%
Own outright16%
Own (mortgage)35%
Private rent24%
Social rent23%
Shared ownership0%
Rent free0%

Ethnicity

45%
13%
21%
White British45%
White Other13%
Asian7%
Black21%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine13%
No car household45%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent24%
Social rent23%

vs. London

Income vs London+15.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
40
Largest scheme
21 homes · 16 - 18, 16 - 18, Perry Hill, SE26
Pipeline pressure
NONE

Named schemes (500m)

16 - 18, 16 - 18, Perry Hill, SE2621 homes
completed
FLATS 1-26 BLACKMORE HOUSE, 2B, FLATS 1-26 BLACKMORE HOUSE, 2B, NORTHWOOD ROAD, SE23 2HP16 homes
completed
224-228, 224-228, Stanstead Road, SE23 1DD14 homes
completed
34, 34, WOOLSTONE ROAD, SE23 2SG13 homes
completed
ST GEORGES VICARAGE, ST GEORGES VICARAGE, WOOLSTONE ROAD, SE23 2SG12 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
20.5%
Election year
2022
MP
Ellie Reeves (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Sakina SheikhLabour and Co-operative Party
Susan WiseLabour and Co-operative Party
John PaschoudLabour and Co-operative Party

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Key facts for SE23 2AD

Full postcodeSE23 2AD
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.440423
Longitude-0.036604
Parliamentary constituencyLewisham West and East Dulwich
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey