Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43833, -0.03689

SE23 2SU— Perry Vale, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 36/100~4% 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
60
Safety
80
Schools
90
Transport
36
Environment
70
Investment
41

The bottom line

SE23 2SU 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 2SU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE23 2SU

🛡️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 2SU 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 758m

Crime is 47% below London average

Property

19 Jun

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£6,987/m²
Price per ft²£649/ft²
Avg floor area59.3 m²

EPC breakdown

C
2%
D
4%

Based on 6 properties · Confidence: low

Street mix

Flat 100%

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£148,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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

2003–2024 · CAGR

+4.8%

Total change

+167%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.9%

per year

Acceleration

+20.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£156k£156k+0%2
Pre-crash peak2006–2006£200k£200k+0%1
Help-to-Buy recovery2013–2013£204k£204k+0%1
Brexit uncertainty2018–2018£310k£310k+0%1
Pandemic surge2020–2020£367k£367k+0%1
Rate-rise correction2023–2023£355k£355k+0%2
Current market2024–2024£415k£415k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.2%
District
4.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

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

23

Walkability score

16

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 park350m
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 · 587 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)

478m

Post office

Nearby shops

Tesco Express364 m
Family Supermarket489 m
Stanstead Wines493 m
Siddons News537 m

Nearby cafes

Johnnies 2 Café492 m
Big Plate Cafe1.1 km

Nearby restaurants

Perry Hill Fish Bar235 m
BDK480 m
Fantastic Morley Fried Chicken489 m
Metro's507 m

Nearby pubs

The Perry Hill278 m
The Blythe Hill Tavern495 m
Prince Of Wales645 m
The Honor Oak662 m

Nearby pharmacies

Sparkes Pharmacy239 m
Woolstone Pharmacy254 m

Nearby health

Jenner Health Centre579 m
Dental Beauty Forest Hill722 m
Food hygiene (5-star)56% 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

41

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
4.1% (average)London avg: 3.8%Above average yield
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

47.1

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,142m
Crossrail 2 route9,535m

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%

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
34, 34, WOOLSTONE ROAD, SE23 2SG13 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 2SU

Full postcodeSE23 2SU
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.438333
Longitude-0.036895
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