Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43385, -0.04271

SE23 2QL— Perry Vale, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 35/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
61
Safety
80
Schools
90
Transport
35
Environment
71
Investment
25

The bottom line

SE23 2QL 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 2QL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for SE23 2QL

🛡️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 2QL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Adamsrill Primary School

Not yet inspected · 4 min walk

KS2: 105.8

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 5 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 · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.9 incidents per 1,000 residents

Better than 50% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences28%
Other25%
Vehicle crime17%
Anti-social behaviour16%
Drug offences8%
Theft4%
Robbery2%
Burglary2%

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 · 1.0km

Crime is 0% below 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£9,008/m²
Price per ft²£837/ft²
Avg floor area119.2 m²

EPC breakdown

C
2%
D
16%
E
3%

Based on 21 properties · Confidence: medium

Street mix

Semi 28%Terraced 41%Flat 31%

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£298,000
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)
RoofPitched, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.7%

Total change

+694%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.0%

per year

Acceleration

+12.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached28.6%
Terraced42.9%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£130k£118k-9.9%1.5
Post-dot-com plateau2001–2004£123k£224k+82.9%1.8
Pre-crash peak2006–2007£250k£393k+57.2%2
GFC & correction2008–2012£223k£475k+113%1
Help-to-Buy recovery2014–2016£430k£415k-3.5%1
Brexit uncertainty2017–2018£525k£745k+42%1.5
Pandemic surge2020–2021£475k£582k+22.4%1.5
Current market2024–2025£739k£1.03m+40.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
12 min walk
Forest HillNational Rail
12 min walk
Sydenham Rail StationWindrush · Southern
14 min walk
Honor Oak Park Rail StationWindrush · Southern
23 min walk
Penge West Rail StationWindrush · Southern
28 min walk
No bus stops within 400m

31

Walkability score

22

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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park509m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
Customer Carpark
679m

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 AONB11% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Elmstead Pit SSSI — 6.4 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

24 min walk

0

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketCorner Shop · 151 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

1

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Siddons News401 m
Bell Green Food & Wine575 m
Tesco Express642 m
Costcutter684 m

Nearby cafes

Mayow Park Pavilion & Café639 m

Nearby restaurants

Perry Fish & Chips361 m
McDonald's704 m
Perry Hill Fish Bar824 m
Morley's887 m

Nearby pubs

Prince Of Wales23 m
The Perry Hill620 m
The Bell671 m
The Foresters Arms847 m

Nearby gyms

The Bridge Leisure Centre961 m
The Gym Group1.0 km

Nearby pharmacies

Sparkes Pharmacy845 m
Woolstone Pharmacy860 m

Nearby health

Dental Beauty Forest Hill937 m
Jenner Health Centre953 m
Food hygiene (5-star)56% of 39

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

25

Investment score

Weak

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

Low gross yield (1.6%) 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
1.6% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

4/100

Velocity score

Future outlook

41.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,513m
Crossrail 2 route9,409m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,414 nationally

1,756

Est. population

10,451/km²

66%

Employed

54%

Degree educated

£39,600

Median income

6.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

48

Community stability

Age profile

23%
19%
25%
18%
14%
Under 1823%
18–3419%
35–4925%
50–6418%
65+14%

Tenure

27%
34%
23%
15%
Own outright27%
Own (mortgage)34%
Private rent23%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

51%
20%
White British51%
White Other11%
Asian6%
Black20%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine15%
No car household39%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent23%
Social rent15%

vs. London

Income vs London-5.7%

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)
109
Largest scheme
156 homes · FORMER BELL GREEN GASWORKS SITE, FORMER BELL GREEN GASWORKS SITE, BELL GREEN, SE26 4PU
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
132, 132, Adamsrill Road, SE26 4AU25 homes
completed
181-187, 181-187, ADAMSRILL ROAD, SE2617 homes
completed
173-175, 173-175, Perry Vale, SE23 2JD16 homes
completed
FOREST HILL SPORTS CLUB, FOREST HILL SPORTS CLUB, PERRY RISE ROAD, QUEENSWOOD ROAD, SE2315 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 2QL

Full postcodeSE23 2QL
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.433853
Longitude-0.042713
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