Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43365, -0.04731

SE23 2BB— Perry Vale, Lewisham

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

The practical family move

 

Schools 100%Safety 80/100Transport 43/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
59
Safety
80
Schools
90
Transport
43
Environment
72
Investment
41

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE23 2BB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE23 2BB meets your needs.

Location

SE23 2BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for SE23 2BB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE23 2BB with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How SE23 2BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Perrymount Primary School

Not yet inspected · 5 min walk

KS2: 103.6

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 2 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 35 min walk

9 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

69.8 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-8% vs borough

Crime by type

Anti-social behaviour29%
Violence & sexual offences29%
Other19%
Vehicle crime12%
Robbery4%
Burglary3%
Drug offences2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.0km

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,626/m²
Price per ft²£523/ft²
Avg floor area88.4 m²

EPC breakdown

B
1%
C
10%
D
14%
E
2%
F
1%
G
1%

Based on 29 properties · Confidence: medium

Street mix

Terraced 96%Other 4%

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£221,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.1%

Total change

+747%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.8%

per year

Acceleration

+55.04

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £50k–£75k · 26 sales

Property Type Mix

Total: 26 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£60k£60k+0.4%1.5
Post-dot-com plateau2002–2004£126k£189k+49.9%1.5
Pre-crash peak2006–2007£124k£210k+69.4%3
Help-to-Buy recovery2013–2016£236k£369k+56.8%2
Brexit uncertainty2019–2019£271k£271k+0%1
Pandemic surge2020–2020£399k£399k+0%1
Rate-rise correction2022–2022£436k£436k+0%1
Current market2024–2026£945k£508k-46.2%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
10%
District
10%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Forest Hill→ London Bridge· 6 tph
17 min

Nearby stations

Forest Hill Rail StationSouthern · Windrush
9 min walk
Forest HillNational Rail
9 min walk
Sydenham Rail StationWindrush · Southern
11 min walk
Honor Oak Park Rail StationWindrush · Southern
23 min walk
Penge West Rail StationWindrush · Southern
25 min walk
No bus stops within 400m

29

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge ★36 min
Victoria55 min ↑
Waterloo45 min ↑
Canary Wharf43 min ↓
City48 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park605m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Perry Vale Car Park
605m
🅿️
Forest Hill Station Carpark· yes
771m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 7.3 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 9.3 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): 2

Landslide susceptibility: Medium

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

27 min walk

0

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 2.6 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

24

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Prince Of Wales (337 m)

Nearest supermarketCorner Shop · 306 m
1 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

907m

Post office

Nearby shops

Siddons News452 m
One Stop719 m
Bell Green Food & Wine799 m
Blackbird Bakery865 m

Nearby cafes

Mayow Park Pavilion & Café541 m
The Gym Cafe599 m
Archie Parker643 m
Big Breakfast692 m

Nearby restaurants

Bad Brownie487 m
Bamboo House611 m
Fortune Inn625 m
Forest Hill Kebab House629 m

Nearby pubs

Prince Of Wales337 m
The Foresters Arms642 m
The Hill662 m
Bird in Hand675 m

Nearby gyms

Forest Hill Pools652 m
Energie850 m
The Gym Group894 m
PureGym920 m

Nearby pharmacies

Superdrug864 m
Touchwood Pharmacy892 m

Nearby health

London Dental Arts753 m
Dental Beauty Forest Hill952 m
Jenner Health Centre1.0 km
Food hygiene (5-star)61% of 18

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

E

High street health

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

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

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

29.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,830m
Crossrail 2 route9,136m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,895 nationally

1,620

Est. population

12,659/km²

60%

Employed

45%

Degree educated

£39,600

Median income

8.4%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

42

Community stability

Age profile

28%
25%
22%
15%
Under 1828%
18–3425%
35–4922%
50–6415%
65+10%

Tenure

24%
20%
44%
Own outright11%
Own (mortgage)24%
Private rent20%
Social rent44%
Shared ownership1%
Rent free1%

Ethnicity

36%
15%
27%
White British36%
White Other15%
Asian7%
Black27%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine21%
No car household48%
Unemployed9%
No qualifications15%

Housing tenure (Census 2021)

Social rent44%
Private rent20%

vs. London

Income vs London-5.7%

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)
110
Largest scheme
59 homes · FORMER OUR LADY AND ST PHILIP NERI ROMAN CATHOLIC PRIMARY, MAYOW ROAD, LONDON, SE23 2XG, Our Lady and St Philip Neri Roman Catholic Primary
Pipeline pressure
NONE

Named schemes (500m)

FORMER OUR LADY AND ST PHILIP NERI ROMAN CATHOLIC PRIMARY, MAYOW ROAD, LONDON, SE23 2XG, Our Lady and St Philip Neri Roman Catholic Primary59 homes
completed
REAR OF OUR LADY & ST.P.NERI SCHOOL, REAR OF OUR LADY & ST.P.NERI SCHOOL, MAYOW ROAD, SE2339 homes
completed
MAYOW PARK WAREHOUSE, MAYOW ROAD, LONDON, SE23 2XJ, Mayow Park Warehouse32 homes
completed
173-175, 173-175, Perry Vale, SE23 2JD16 homes
completed
125-129, 125-129, SUNDERLAND ROAD, SE2315 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

Live in SE23 2BB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE23 2BB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lewisham with nearby boroughs:

Lewisham vs SouthwarkLewisham vs GreenwichLewisham vs BexleyLewisham vs Hackney

Similar postcodes

Frequently asked questions

📍 Track SE23 2BB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE23 2BB

Full postcodeSE23 2BB
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.433651
Longitude-0.047311
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