Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43564, -0.05121

SE23 2NP— Perry Vale, Lewisham

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

The practical family move

 

Schools 100%Safety 80/100Transport 48/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
68
Safety
80
Schools
90
Transport
48
Environment
69
Investment
35

The bottom line

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

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Location

SE23 2NP

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 2NP

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

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“The practical family move”

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How SE23 2NP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St George's CofE Primary School

Not yet inspected · 3 min walk

KS2: 106.1

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 6 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 33 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 914m

Crime is +7% 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£6,452/m²
Price per ft²£599/ft²
Avg floor area95.4 m²

EPC breakdown

C
1%
D
5%
G
1%

Based on 7 properties · Confidence: low

Street mix

Semi 25%Terraced 75%

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£238,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2026 · CAGR

+7.5%

Total change

+783%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.6%

per year

Acceleration

-113.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached25%
Terraced75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£68k£125k+84%1
Pre-crash peak2006–2007£155k£310k+99.7%1
GFC & correction2010–2012£245k£268k+9.4%1
Help-to-Buy recovery2013–2015£220k£398k+81%1.5
Rate-rise correction2022–2022£765k£765k+0%1
Current market2026–2026£600k£600k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
5 min walk
Forest HillNational Rail
5 min walk
Sydenham Rail StationWindrush · Southern
12 min walk
Honor Oak Park Rail StationWindrush · Southern
21 min walk
Penge West Rail StationWindrush · Southern
27 min walk
No bus stops within 400m

46

Walkability score

93

Footpaths (500m)

0

Santander docks (800m)

3.7 km

Nearest cycle dock

Central London commute times

London Bridge ★35 min
Victoria51 min ↑
Waterloo45 min ↑
Canary Wharf37 min ↓
City46 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 park266m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
Perry Vale Car Park
266m
🅿️
Forest Hill Station Carpark· yes
450m

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: 7.0 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 83% of London

Nearest SSSI: Croham Hurst SSSI — 9.5 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

28 min walk

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

24

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

1

Convenience

Nearest supermarketForest Hill Supermarket · 387 m
1 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

One Stop372 m
Siddons News506 m
Tesco Express764 m
Ram Convenience Store774 m

Nearby cafes

The Gym Cafe272 m
Archie Parker293 m
Big Breakfast348 m
Ounce10 Coffee384 m

Nearby restaurants

Bad Brownie224 m
Bamboo House269 m
Fortune Inn278 m
Forest Hill Kebab House280 m

Nearby pubs

The Hill313 m
The Foresters Arms324 m
Bird in Hand328 m
Sylvan Post362 m

Nearby gyms

Forest Hill Pools321 m
Energie513 m
PureGym966 m
The Gym Group1.1 km

Nearby pharmacies

Perfucare Pharmacy788 m
Superdrug1.1 km
Touchwood Pharmacy1.1 km

Nearby health

London Dental Arts416 m
Dental Beauty Forest Hill828 m
Food hygiene (5-star)44% of 88

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 (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score19/100
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

39.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,115m
Crossrail 2 route8,793m

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)
11
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)
136
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)

All land and buildings at 1-16, All land and buildings at 1-16, Clyde Terrace, Forest Hill, SE23 3JQ52 homes
completed
FAIRWAY HOUSE, REAR OF 53, FAIRWAY HOUSE, REAR OF 53, DARTMOUTH ROAD, SE23 3HN27 homes
completed
Longfield Crescent Estate, Longfield Crescent Estate, LONGFIELD CRESCENT, SE2627 homes
completed
PHOENIX WORKS, PHOENIX WORKS, BIRD-IN-HAND PASSAGE, SE23 3HW26 homes
completed
CHRIST CHURCH, CHRIST CHURCH, CHURCH RISE, SE2319 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 2NP

Full postcodeSE23 2NP
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.435640
Longitude-0.051211
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
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