Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43842, -0.03678

SE23 2SG— Perry Vale, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 36/100Yield 4.02%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
58
Safety
80
Schools
90
Transport
36
Environment
70
Investment
50

The bottom line

SE23 2SG offers exceptional schools (100% Good/Outstanding) and low crime at £425,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE23 2SG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-18.3% vs London avg
vs London income+15.0% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for SE23 2SG

🛡️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 2SG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Kilmorie Primary School

Good · Inspected Jul 2024 · 3 min walk

KS2: 104.6

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 13 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 · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.6 incidents per 1,000 residents

Better than 75% of London
↑ Rising 612.5%

from a low base — still below London average

-54% vs borough

Crime by type

Violence & sexual offences28%
Other21%
Anti-social behaviour16%
Burglary14%
Vehicle crime12%
Theft5%
Robbery4%
Drug offences0%

Stop & search

1.8

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 · 758m

Crime is 47% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£425,000

Median sale price

18% below London median

£425,000 is 18% below the London median (£520,000)

+172.3%

This year

Flat

Dominant type

Price history

5-year change
+7.6%
Sales (24 months)6
New build0.0%
Avg semi-detached£993,750
Avg flat£365,000
Price per m²£6,159/m²
Price per ft²£572/ft²
Avg floor area84.2 m²

EPC breakdown

C
15%
D
28%
E
14%
F
1%

Based on 58 properties · Confidence: high

Street mix

Semi 10%Terraced 11%Detached 15%Flat 64%

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£8,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,500

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

8.8×

Price-to-income

£2,126/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£210,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+9.9%

Total change

+1740%

Market Activity

Price Velocity & Acceleration

Current Velocity

+133.8%

per year

Acceleration

+103.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 78 sales

Property Type Mix

Total: 78 sales

Detached15.4%
Semi-detached9%
Terraced11.5%
Flat/maisonette64.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£210k+288.9%3.2
Post-dot-com plateau2001–2004£268k£202k-24.7%2.8
Pre-crash peak2005–2007£190k£240k+26.3%3.3
GFC & correction2008–2012£633k£388k-38.7%2
Help-to-Buy recovery2013–2016£215k£320k+48.8%3
Brexit uncertainty2017–2018£348k£520k+49.4%2
Pandemic surge2020–2021£414k£395k-4.6%3
Rate-rise correction2022–2023£413k£1.26m+205.6%1
Current market2024–2026£325k£994k+205.8%2

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Flat/maisonette

+0% alpha

Detached+0% α
Local
8.5%
District
8.5%
Flat/maisonette+0% α
Local
7.1%
District
7.1%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing7
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Catford

Nearby stations

CatfordNational Rail
12 min walk
Forest Hill Rail StationSouthern · Windrush
14 min walk
Honor Oak Park Rail StationWindrush · Southern
18 min walk
Sydenham Rail StationWindrush · Southern
22 min walk
Penge West Rail StationWindrush · Southern
36 min walk
No bus stops within 400m

22

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

3.6 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park354m
Santander docks (800m)0
Nearest cycle dock3.6 km

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: 7.1 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

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

16 min walk

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.2 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

33

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketCorner Shop · 600 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

466m

Post office

Nearby shops

Tesco Express367 m
Family Supermarket476 m
Stanstead Wines480 m
Siddons News547 m

Nearby cafes

Johnnies 2 Café480 m
Big Plate Cafe1.1 km

Nearby restaurants

Perry Hill Fish Bar226 m
BDK468 m
Fantastic Morley Fried Chicken477 m
Metro's494 m

Nearby pubs

The Perry Hill282 m
The Blythe Hill Tavern483 m
Prince Of Wales657 m
The Honor Oak659 m

Nearby pharmacies

Sparkes Pharmacy229 m
Woolstone Pharmacy244 m

Nearby health

Jenner Health Centre577 m
Dental Beauty Forest Hill723 m
Food hygiene (5-star)56% of 48

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

50

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
4.0% (average)London avg: 3.8%Above average yield
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

58.8

Price growth score

C
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,135m
Crossrail 2 route9,538m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,083 nationally

1,645

Est. population

12,806/km²

74%

Employed

61%

Degree educated

£48,300

Median income

4.1%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

28%
19%
28%
17%
Under 1828%
18–3419%
35–4928%
50–6417%
65+8%

Tenure

18%
39%
24%
17%
Own outright18%
Own (mortgage)40%
Private rent24%
Social rent17%
Shared ownership1%

Ethnicity

49%
13%
20%
White British49%
White Other13%
Asian5%
Black20%
Mixed10%
Other3%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine12%
No car household35%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent24%
Social rent17%

vs. London

Income vs London+15.0%
Price vs London-18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
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)
36
Largest scheme
21 homes · 16 - 18, 16 - 18, Perry Hill, SE26
Pipeline pressure
NONE

Named schemes (500m)

16 - 18, 16 - 18, Perry Hill, SE2621 homes
completed
81-85, 81-85, PERRY HILL, SE620 homes
completed
FLATS 1-26 BLACKMORE HOUSE, 2B, FLATS 1-26 BLACKMORE HOUSE, 2B, NORTHWOOD ROAD, SE23 2HP16 homes
completed
224-228, 224-228, Stanstead Road, SE23 1DD14 homes
completed
RUTLAND HOUSE, RUTLAND WALK, LONDON, SE6 4LG14 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 (£425,000)

£8,750

Standard buyer

£0

First-time buyer

Save £8,750

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 2SG

Full postcodeSE23 2SG
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.438421
Longitude-0.036776
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