Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43369, -0.03918

SE23 2RS— Perry Vale, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 74/100Transport 35/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
74
Schools
90
Transport
35
Environment
68
Investment
27

The bottom line

SE23 2RS 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 2RS

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+13.0% vs London avg

Deep-dive guides for SE23 2RS

🛡️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 2RS 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 · 8 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.3 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 680.0%

-3% vs borough

Crime by type

Other30%
Violence & sexual offences29%
Vehicle crime15%
Anti-social behaviour12%
Burglary8%
Drug offences3%
Robbery3%
Theft2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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 · 1.1km

Crime is +13% 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£7,584/m²
Price per ft²£705/ft²
Avg floor area90 m²

EPC breakdown

C
1%
D
11%
E
3%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 13%Terraced 74%Detached 11%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£225,000
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 DAnnual charge £1,892
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+8.2%

Total change

+800%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.9%

per year

Acceleration

+17.18

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £200k–£250k · 37 sales

Property Type Mix

Total: 37 sales

Detached10.8%
Semi-detached13.5%
Terraced75.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£75k£150k+100%2
Post-dot-com plateau2001–2001£148k£148k+0%1
Pre-crash peak2006–2007£252k£303k+20%4.5
GFC & correction2008–2011£280k£300k+7.1%1.8
Help-to-Buy recovery2014–2015£495k£495k+0%2
Brexit uncertainty2017–2019£588k£510k-13.3%1
Pandemic surge2020–2021£394k£556k+41%2
Rate-rise correction2022–2023£750k£650k-13.3%1.5
Current market2025–2025£675k£675k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.3%
District
7.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing4
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Lower Sydenham

Nearby stations

Lower SydenhamNational Rail
13 min walk
Forest Hill Rail StationSouthern · Windrush
14 min walk
Sydenham Rail StationWindrush · Southern
16 min walk
Honor Oak Park Rail StationWindrush · Southern
23 min walk
Penge West Rail StationWindrush · Southern
29 min walk
No bus stops within 400m

29

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria53 min ↑
Waterloo42 min ↑
Canary Wharf50 min ↑
City45 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

11

Car parks (800m)

2

EV chargers (800m)

Nearest car park274m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
Customer Carpark
495m
🅿️
Staff Carpark
643m

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: 7.5 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 25%
Less green space than 89% of London

Nearest SSSI: Elmstead Pit SSSI — 6.2 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

1

Dentists within 1km

6

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketCorner Shop · 344 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

1

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Tesco Express425 m
Bell Green Food & Wine449 m
Siddons News543 m
Costcutter605 m

Nearby cafes

Mayow Park Pavilion & Café772 m
Johnnies 2 Café1.0 km

Nearby restaurants

Perry Fish & Chips128 m
McDonald's485 m
Perry Hill Fish Bar667 m
Jerk Garden977 m

Nearby pubs

Prince Of Wales229 m
The Perry Hill425 m
The Bell538 m
Railway Tavern758 m

Nearby gyms

The Bridge Leisure Centre849 m

Nearby pharmacies

Sparkes Pharmacy694 m
Woolstone Pharmacy708 m

Nearby health

Jenner Health Centre991 m
Dental Beauty Forest Hill1.0 km
Food hygiene (5-star)54% of 50

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

27

Investment score

Weak

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

Low gross yield (2.5%) 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
2.5% (low)London avg: 3.8%Below average yield — bottom 74%
Gentrification score15/100
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

41.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,266m
Crossrail 2 route9,635m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,259 nationally

1,596

Est. population

11,452/km²

63%

Employed

53%

Degree educated

£39,600

Median income

5.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

25%
16%
25%
18%
16%
Under 1825%
18–3416%
35–4925%
50–6418%
65+16%

Tenure

34%
44%
14%
Own outright34%
Own (mortgage)44%
Private rent14%
Social rent8%
Shared ownership0%

Ethnicity

50%
21%
White British50%
White Other10%
Asian8%
Black21%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine14%
No car household24%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent14%
Social rent8%

vs. London

Income vs London-5.7%

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)
23
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 BELL GREEN GASWORKS SITE, FORMER BELL GREEN GASWORKS SITE, BELL GREEN, SE26 4PU156 homes
completed
132, 132, Adamsrill Road, SE26 4AU25 homes
completed
50-84, 50-84, BELL GREEN, SE26 4PZ23 homes
completed
LAND TO THE REAR OF, 18-40, LAND TO THE REAR OF, 18-40, SELWORTHY ROAD, SE618 homes
completed
181-187, 181-187, ADAMSRILL ROAD, SE2617 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 2RS

Full postcodeSE23 2RS
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.433686
Longitude-0.039180
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