Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43222, -0.04967

SE23 2BL— Perry Vale, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 40/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
64
Safety
77
Schools
90
Transport
40
Environment
72
Investment
46

The bottom line

SE23 2BL 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 2BL 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 2BL meets your needs.

Location

SE23 2BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE23 2BL

🛡️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 2BL with:

Postcode Personality

🎓 School Smart🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How SE23 2BL 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 · 7 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 · 37 min walk

9 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.2km

Crime is +31% above 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£4,794/m²
Price per ft²£445/ft²
Avg floor area74.6 m²

EPC breakdown

C
23%
D
8%

Based on 31 properties · Confidence: high

Street mix

Flat 100%

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£186,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+7.3%

Total change

+485%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

-23.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£62k£62k+0%1
Post-dot-com plateau2002–2004£98k£150k+53%1
Pre-crash peak2005–2007£125k£163k+30.4%1.7
GFC & correction2011–2012£180k£101k-44%1.5
Help-to-Buy recovery2015–2016£260k£275k+5.7%2
Pandemic surge2020–2021£323k£380k+17.8%1.5
Current market2025–2025£360k£360k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.2%
District
5.2%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Sydenham→ London Bridge· 6 tph
20 min

Nearby stations

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

34

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

3.9 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 park600m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
Perry Vale Car Park
657m

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: 7.4 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 9.2 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

30 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

26

Parks (1km)

20

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Prince Of Wales (527 m)

Nearest supermarketIstanbul · 681 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)

711m

Post office

Nearby shops

Siddons News672 m
Haji & Sons673 m
Billings676 m
Fresh and Fruity681 m

Nearby cafes

Mayow Park Pavilion & Café423 m
The Gym Cafe562 m
Archie Parker654 m
Patty Palace684 m

Nearby restaurants

Bad Brownie416 m
Bamboo House595 m
Fortune Inn621 m
Forest Hill Kebab House627 m

Nearby pubs

Prince Of Wales527 m
Bricklayers Arms654 m
Station Ten681 m
The Hill687 m

Nearby gyms

Forest Hill Pools614 m
PureGym692 m
The Gym Group717 m
Energie901 m

Nearby pharmacies

Superdrug674 m
Touchwood Pharmacy709 m
Perfucare Pharmacy730 m

Nearby health

London Dental Arts805 m
Bolney Court Dental Practice879 m
Dental Beauty Forest Hill1.1 km
Food hygiene (5-star)45% of 75

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

46

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

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

8/100

Velocity score

Future outlook

39.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,984m
Crossrail 2 route9,065m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
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)
123
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
108-110, 108-110, PERRY VALE, SE2314 homes
completed
33-35, 33-35, Dacres Road, Perry Vale, SE2312 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 2BL? 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 2BL.
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 2BL

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

No spam. Unsubscribe anytime.

Key facts for SE23 2BL

Full postcodeSE23 2BL
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.432224
Longitude-0.049673
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