Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43319, -0.04972

SE23 2BJ— Perry Vale, Lewisham

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

Buy before others notice

 

Schools 100%Safety 77/100Transport 38/100Yield 5.21%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
66
Safety
77
Schools
90
Transport
38
Environment
72
Investment
47

The bottom line

SE23 2BJ offers exceptional schools (100% Good/Outstanding) and low crime at £328,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE23 2BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-36.8% vs London avg
vs London income-5.7% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for SE23 2BJ

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

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How SE23 2BJ 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 · 6 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 · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.3 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+12% vs borough

Crime by type

Violence & sexual offences28%
Other23%
Vehicle crime16%
Anti-social behaviour13%
Drug offences6%
Robbery6%
Theft4%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.1km

Crime is +31% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£328,500

Median sale price

Bottom 25% — 37% below London median

£328,500 is 37% below the London median (£520,000)

-53.6%

This year

Flat

Dominant type

Price history

5-year change
+46.0%
Sales (24 months)6
New build0.0%
Avg terraced£450,000
Avg flat£205,000
Price per m²£5,951/m²
Price per ft²£553/ft²
Avg floor area54.6 m²

EPC breakdown

C
7%
D
23%
E
5%
F
3%

Based on 38 properties · Confidence: high

Street mix

Semi 6%Terraced 37%Flat 56%Other 1%

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

Stamp duty

Standard buyer£3,925
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,780

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

8.3×

Price-to-income

£1,643/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£136,500
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, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+3.2%

Total change

+153%

Market Activity

Price Velocity & Acceleration

Current Velocity

-53.6%

per year

Acceleration

-209.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 65 sales

Property Type Mix

Total: 65 sales

Semi-detached6.2%
Terraced38.5%
Flat/maisonette55.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£81k£97k+18.9%1.5
Post-dot-com plateau2001–2004£55k£103k+87.3%3.8
Pre-crash peak2005–2007£172k£250k+44.9%2.7
GFC & correction2008–2012£240k£340k+41.7%1.4
Help-to-Buy recovery2013–2016£118k£590k+400%3
Brexit uncertainty2017–2019£625k£685k+9.6%1.3
Pandemic surge2020–2021£430k£225k-47.7%2.5
Rate-rise correction2022–2023£659k£173k-73.7%2.5
Current market2025–2026£442k£205k-53.6%3

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
4.2%
District
4.2%
Terraced+0% α
Local
6.3%
District
6.3%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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
9 min walk
Honor Oak Park Rail StationWindrush · Southern
24 min walk
Penge West Rail StationWindrush · Southern
24 min walk
No bus stops within 400m

36

Walkability score

54

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park557m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Perry Vale Car Park
557m
🅿️
Forest Hill Station Carpark· yes
742m

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: 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

29 min walk

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 2.4 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

25

Parks (1km)

19

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Prince Of Wales (507 m)

Nearest supermarketCorner Shop · 477 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)

816m

Post office

Nearby shops

Siddons News586 m
One Stop655 m
Ram Convenience Store723 m
IBS Traditional French Bakery748 m

Nearby cafes

The Gym Cafe485 m
Mayow Park Pavilion & Café523 m
Archie Parker563 m
Big Breakfast634 m

Nearby restaurants

Bad Brownie350 m
Bamboo House512 m
Fortune Inn534 m
Forest Hill Kebab House540 m

Nearby pubs

Prince Of Wales507 m
The Hill593 m
Bird in Hand612 m
The Foresters Arms615 m

Nearby gyms

Forest Hill Pools539 m
PureGym774 m
Energie803 m
The Gym Group824 m

Nearby pharmacies

Perfucare Pharmacy751 m
Superdrug780 m
Touchwood Pharmacy815 m

Nearby health

London Dental Arts706 m
Bolney Court Dental Practice968 m
Dental Beauty Forest Hill1.0 km
Food hygiene (5-star)42% of 72

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

47

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

56.7

Price growth score

C
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,994m
Crossrail 2 route9,012m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,660 nationally

1,571

Est. population

8,777/km²

63%

Employed

44%

Degree educated

£39,600

Median income

9.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

30%
19%
29%
16%
Under 1830%
18–3419%
35–4928%
50–6416%
65+7%

Tenure

25%
22%
44%
Own outright10%
Own (mortgage)25%
Private rent22%
Social rent44%
Shared ownership0%
Rent free0%

Ethnicity

34%
15%
32%
White British34%
White Other15%
Asian9%
Black32%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household48%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Social rent44%
Private rent22%

vs. London

Income vs London-5.7%
Price vs London-36.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
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)
124
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
Longfield Crescent Estate, Longfield Crescent Estate, LONGFIELD CRESCENT, SE2627 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£328,500)

£3,925

Standard buyer

£0

First-time buyer

Save £3,925

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE23 2BJ

Full postcodeSE23 2BJ
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.433187
Longitude-0.049719
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