Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43816, -0.04464

SE23 2EA— Perry Vale, Lewisham

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

Strong, well-rated schools nearby

 

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

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
62
Safety
77
Schools
90
Transport
40
Environment
68
Investment
35

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE23 2EA 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 2EA meets your needs.

Location

SE23 2EA

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 2EA

🛡️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 2EA with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How SE23 2EA 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 · 2 min walk

KS2: 103.6

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 9 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 28 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 527m

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£8,826/m²
Price per ft²£820/ft²
Avg floor area64.3 m²

EPC breakdown

C
4%
D
13%
E
2%

Based on 19 properties · Confidence: medium

Street mix

Semi 3%Terraced 15%Flat 80%Other 3%

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£160,750
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

1996–2026 · CAGR

+6.5%

Total change

+558%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.4%

per year

Acceleration

-14.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached2.8%
Terraced13.9%
Flat/maisonette83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£75k£75k-0.3%2.6
Post-dot-com plateau2002–2002£90k£90k+0%1
Pre-crash peak2005–2007£143k£250k+75.4%1.3
GFC & correction2010–2012£227k£205k-9.4%1.5
Help-to-Buy recovery2013–2016£253k£440k+74.3%1.2
Brexit uncertainty2018–2019£489k£450k-8%1
Pandemic surge2021–2021£455k£455k+0%3
Rate-rise correction2022–2022£463k£463k+0%2
Current market2024–2026£580k£495k-14.7%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
9.1%
District
9.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
8 min walk
Forest HillNational Rail
8 min walk
Honor Oak Park Rail StationWindrush · Southern
16 min walk
Sydenham Rail StationWindrush · Southern
17 min walk
Penge West Rail StationWindrush · Southern
32 min walk
No bus stops within 400m

22

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

3.6 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park585m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Perry Vale Car Park
585m
🅿️
Forest Hill Station Carpark· yes
626m

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 AONB1% green spaceTree canopy: 40%
Less green space than 96% of London

Nearest SSSI: Elmstead Pit SSSI — 6.7 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

22 min walk

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Railway Telegraph (478 m)

Nearest supermarketCorner Shop · 348 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

822m

Post office

Nearby shops

Siddons News97 m
Wine Merchant485 m
West 9 Food & Wine503 m
One Stop695 m

Nearby cafes

Lazy Chef637 m
Big Breakfast661 m
From the Forest662 m
Ounce10 Coffee674 m

Nearby restaurants

Golden City486 m
Junction187490 m
Morley's493 m
Greggs501 m

Nearby pubs

Railway Telegraph478 m
Prince Of Wales518 m
JK Banquets521 m
The Foresters Arms541 m

Nearby gyms

Energie735 m

Nearby health

Dental Beauty Forest Hill443 m
Jenner Health Centre505 m
London Dental Arts665 m
Food hygiene (5-star)55% of 62

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

35

Investment score

Weak

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

Low gross yield (3.0%) 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
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score16/100
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

46

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,678m
Crossrail 2 route9,067m

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)
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)
82
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 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
173-175, 173-175, Perry Vale, SE23 2JD16 homes
completed
125-129, 125-129, SUNDERLAND ROAD, SE2315 homes
completed
Central Church Sports Ground, Central Church Sports Ground, Normanton Street, SE23 2DS13 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 2EA? 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 2EA.
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 2EA

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

No spam. Unsubscribe anytime.

Key facts for SE23 2EA

Full postcodeSE23 2EA
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.438156
Longitude-0.044644
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