Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.44035, -0.04704

SE23 2PS— Perry Vale, Lewisham

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

The hidden gem

 

Schools 100%Safety 83/100Transport 51/100Yield 4.50%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
66
Safety
83
Schools
90
Transport
51
Environment
70
Investment
52

The bottom line

SE23 2PS offers exceptional schools (100% Good/Outstanding) and low crime at £380,000 median — a strong choice for Families.

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Location

SE23 2PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-26.9% vs London avg
vs London income+15.0% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for SE23 2PS

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

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Postcode Personality

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“The hidden gem”

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How SE23 2PS 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 · 5 min walk

KS2: 103.6

★★

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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.6 incidents per 1,000 residents

Better than 60% of London
→ Stable

-29% vs borough

Crime by type

Violence & sexual offences31%
Other26%
Vehicle crime17%
Drug offences13%
Robbery6%
Burglary6%
Anti-social behaviour1%
Theft0%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 315m

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£380,000

Median sale price

27% below London median

£380,000 is 27% below the London median (£520,000)

-7.5%

This year

Flat

Dominant type

Price history

5-year change
+46.3%
Sales (24 months)5
New build0.0%
Avg semi-detached£1,800,000
Avg flat£370,000
Price per m²£5,556/m²
Price per ft²£516/ft²
Avg floor area70.6 m²

EPC breakdown

C
42%
D
72%
E
13%
F
3%

Based on 130 properties · Confidence: high

Street mix

Semi 6%Terraced 4%Detached 5%Flat 84%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£6,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,900

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

7.9×

Price-to-income

£1,901/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£176,500
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 CAnnual charge £1,682
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.4%

Total change

+585%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.4%

per year

Acceleration

+68.35

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £75k–£100k · 157 sales

Property Type Mix

Total: 157 sales

Detached5.1%
Semi-detached6.4%
Terraced2.5%
Flat/maisonette86%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£85k+57.4%7.6
Post-dot-com plateau2001–2004£120k£172k+43.3%7
Pre-crash peak2005–2007£184k£208k+12.6%9.3
GFC & correction2008–2012£200k£236k+18%2.4
Help-to-Buy recovery2013–2016£230k£433k+88%5.2
Brexit uncertainty2017–2019£373k£339k-9.1%3
Pandemic surge2020–2021£368k£260k-29.3%3
Rate-rise correction2022–2023£395k£398k+0.8%4.5
Current market2024–2026£1.11m£370k-66.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.4%
District
6.4%

CAGR over 31yr 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 Velocity40
Sales Volume15
Seasonal Timing19
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Forest Hill→ London Bridge· 6 tph
17 min

Nearby stations

Forest Hill Rail StationSouthern · Windrush
6 min walk
Forest HillNational Rail
6 min walk
Honor Oak Park Rail StationWindrush · Southern
13 min walk
Sydenham Rail StationWindrush · Southern
19 min walk
Penge West Rail StationWindrush · Southern
34 min walk
No bus stops within 400m

40

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 park455m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Forest Hill Station Carpark· yes
455m
🅿️
Perry Vale Car Park
508m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB7% green spaceTree canopy: 55%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 10.1 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

22 min walk

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.5 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

19

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 240 m
1 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)

866m

Post office

Nearby shops

Wine Merchant239 m
Siddons News386 m
West 9 Food & Wine405 m
One Stop580 m

Nearby cafes

Lazy Chef459 m
From the Forest495 m
St David Coffee House499 m
The Guava Kitchen531 m

Nearby restaurants

Golden City238 m
Morley's299 m
Greggs308 m
New Island320 m

Nearby pubs

Railway Telegraph192 m
JK Banquets355 m
The Foresters Arms429 m
The Honor Oak459 m

Nearby gyms

Energie557 m
Forest Hill Pools756 m

Nearby health

Dental Beauty Forest Hill229 m
Jenner Health Centre413 m
London Dental Arts520 m
Honor Oak Dentistry1.0 km
Food hygiene (5-star)48% of 86

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

A

High street health

Investment

Investment grade, yield and market outlook

52

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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

65.4

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,861m
Crossrail 2 route8,806m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,987 nationally

1,306

Est. population

11,308/km²

71%

Employed

61%

Degree educated

£48,300

Median income

8.5%

Claimant rate

Inner cityHigh densityYoung professionals

39

Community stability

Age profile

20%
33%
25%
14%
Under 1820%
18–3433%
35–4925%
50–6414%
65+9%

Tenure

31%
34%
23%
Own outright12%
Own (mortgage)31%
Private rent34%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

47%
15%
19%
White British47%
White Other15%
Asian8%
Black19%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine13%
No car household50%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent34%
Social rent23%

vs. London

Income vs London+15.0%
Price vs London-26.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
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)
62
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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£380,000)

£6,500

Standard buyer

£0

First-time buyer

Save £6,500

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 2PS

Full postcodeSE23 2PS
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.440355
Longitude-0.047039
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