Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.44070, -0.04538

SE23 2DH— Perry Vale, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 40/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
61
Safety
77
Schools
90
Transport
40
Environment
69
Investment
32

The bottom line

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

Less suited to Car-free commuters.

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Location

SE23 2DH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+15.0% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for SE23 2DH

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE23 2DH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Dalmain Primary School

Not yet inspected · Inspected Nov 2024 · 4 min walk

KS2: 104.8

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 12 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.2 incidents per 1,000 residents

Better than 59% of London
↑ Rising 321.1%

-29% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour24%
Other18%
Vehicle crime16%
Drug offences5%
Burglary5%
Theft4%
Robbery0%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 245m

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,327/m²
Price per ft²£588/ft²
Avg floor area98.6 m²

EPC breakdown

C
16%
D
22%
E
11%
F
2%

Based on 51 properties · Confidence: high

Street mix

Semi 1%Terraced 59%Detached 3%Flat 37%

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£246,500
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 DAnnual charge £1,892
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.7%

Total change

+1135%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.2%

per year

Acceleration

+98.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 76 sales

Property Type Mix

Total: 76 sales

Detached2.6%
Semi-detached1.3%
Terraced59.2%
Flat/maisonette36.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£83k+62.7%2.3
Post-dot-com plateau2001–2004£136k£170k+25.5%2.5
Pre-crash peak2005–2007£190k£361k+90%3.7
GFC & correction2008–2012£192k£244k+27.1%2
Help-to-Buy recovery2013–2016£310k£875k+182.3%3
Brexit uncertainty2017–2019£450k£796k+76.9%1.3
Pandemic surge2020–2021£669k£635k-5%5
Rate-rise correction2022–2023£880k£980k+11.4%1
Current market2024–2025£440k£630k+43.2%2.5

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
7.8%
District
7.8%
Terraced+0% α
Local
9.5%
District
9.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
7 min walk
Forest HillNational Rail
7 min walk
Honor Oak Park Rail StationSouthern · Windrush
13 min walk
Sydenham Rail StationWindrush · Southern
20 min walk
Brockley Rail StationSouthern · Windrush
34 min walk
No bus stops within 400m

36

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria52 min ↑
Waterloo47 min ↑
Canary Wharf39 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 park576m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Forest Hill Station Carpark· yes
576m
🅿️
Perry Vale Car Park
625m

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: 6.6 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 58%
Less green space than 78% of London

Nearest SSSI: Elmstead Pit SSSI — 6.8 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

21 min walk

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 251 m
1 tennis courts1 sports halls

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)

745m

Post office

Nearby shops

Wine Merchant198 m
West 9 Food & Wine291 m
Siddons News384 m
One Stop701 m

Nearby cafes

Lazy Chef579 m
From the Forest616 m
St David Coffee House619 m
The Guava Kitchen651 m

Nearby restaurants

Golden City199 m
Greggs225 m
Junction187260 m
Morley's419 m

Nearby pubs

Railway Telegraph215 m
The Honor Oak354 m
JK Banquets476 m
General Napier541 m

Nearby gyms

Energie676 m

Nearby health

Dental Beauty Forest Hill158 m
Jenner Health Centre298 m
London Dental Arts641 m
Honor Oak Dentistry965 m
Food hygiene (5-star)49% 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

32

Investment score

Weak

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

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score16/100
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

45.3

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,748m
Crossrail 2 route8,890m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,283 nationally

1,477

Est. population

13,414/km²

72%

Employed

59%

Degree educated

£48,300

Median income

4.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

50

Community stability

Age profile

22%
23%
27%
17%
Under 1822%
18–3423%
35–4927%
50–6417%
65+11%

Tenure

25%
39%
23%
Own outright25%
Own (mortgage)39%
Private rent23%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

51%
14%
18%
White British51%
White Other14%
Asian5%
Black18%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine13%
No car household35%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent23%
Social rent12%

vs. London

Income vs London+15.0%

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)
51
Largest scheme
27 homes · FORMER TYROLS PUBLIC HOUSE, 149-149A, FORMER TYROLS PUBLIC HOUSE, 149-149A, STANSTEAD ROAD, SE23
Pipeline pressure
NONE

Named schemes (500m)

FORMER TYROLS PUBLIC HOUSE, 149-149A, FORMER TYROLS PUBLIC HOUSE, 149-149A, STANSTEAD ROAD, SE2327 homes
completed
CHRIST CHURCH, CHRIST CHURCH, CHURCH RISE, SE2319 homes
completed
MORTIMER HOUSE & MORTIMER COTTAGE, 65-77, MORTIMER HOUSE & MORTIMER COTTAGE, 65-77, MALHAM ROAD, WASTDALE ROAD (19-29), SE2318 homes
completed
Central Church Sports Ground, Central Church Sports Ground, Normanton Street, SE23 2DS13 homes
completed
189-191, 189-191, STANSTEAD ROAD, SE23 1HP11 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 2DH

Full postcodeSE23 2DH
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.440696
Longitude-0.045384
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