Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43579, -0.04211

SE23 2TF— Perry Vale, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 37/100

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
62
Safety
84
Schools
90
Transport
37
Environment
68
Investment
50

The bottom line

SE23 2TF 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 2TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+15.0% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for SE23 2TF

🛡️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 2TF 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 · 5 min walk

KS2: 104.6

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 7 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 · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.8 incidents per 1,000 residents

Better than 64% of London
→ Stable

-36% vs borough

Crime by type

Other24%
Violence & sexual offences24%
Anti-social behaviour18%
Vehicle crime18%
Burglary8%
Drug offences5%
Theft3%
Robbery0%

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 · 816m

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area123.1 m²

EPC breakdown

C
1%
D
7%
E
1%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 5%Terraced 95%

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

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£307,750
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, no insulation (assumed)
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

1997–2023 · CAGR

+7.9%

Total change

+623%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.9%

per year

Acceleration

-17.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £700k+ · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached5.3%
Terraced94.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£81k£95k+17.4%1
Post-dot-com plateau2004–2004£220k£220k+0%1
Pre-crash peak2005–2007£225k£325k+44.4%1.7
GFC & correction2011–2012£210k£325k+54.8%1.5
Help-to-Buy recovery2014–2016£400k£550k+37.5%1.5
Brexit uncertainty2017–2018£510k£770k+51%1
Pandemic surge2020–2021£750k£730k-2.7%1
Rate-rise correction2023–2023£585k£585k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
11 min walk
Forest HillNational Rail
11 min walk
Sydenham Rail StationWindrush · Southern
16 min walk
Honor Oak Park Rail StationWindrush · Southern
20 min walk
Penge West Rail StationWindrush · Southern
30 min walk
No bus stops within 400m

28

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

3.8 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park551m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Perry Vale Car Park
790m

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: 7.2 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 28%
Less green space than 89% of London

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

22 min walk

0

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketCorner Shop · 127 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)

891m

Post office

Nearby shops

Siddons News233 m
Tesco Express569 m
Bell Green Food & Wine738 m
West 9 Food & Wine739 m

Nearby cafes

Mayow Park Pavilion & Café851 m
Johnnies 2 Café925 m

Nearby restaurants

Perry Fish & Chips435 m
Perry Hill Fish Bar671 m
Junction187739 m
Morley's775 m

Nearby pubs

Prince Of Wales233 m
The Perry Hill521 m
The Foresters Arms775 m
JK Banquets787 m

Nearby pharmacies

Sparkes Pharmacy685 m
Woolstone Pharmacy701 m

Nearby health

Jenner Health Centre737 m
Dental Beauty Forest Hill739 m
Food hygiene (5-star)64% of 25

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
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

28.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,485m
Crossrail 2 route9,346m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,818 nationally

1,599

Est. population

12,480/km²

67%

Employed

53%

Degree educated

£48,300

Median income

4.2%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

22%
22%
26%
19%
Under 1822%
18–3422%
35–4926%
50–6419%
65+11%

Tenure

20%
39%
20%
21%
Own outright20%
Own (mortgage)39%
Private rent20%
Social rent21%
Shared ownership1%

Ethnicity

48%
25%
White British48%
White Other10%
Asian6%
Black25%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine16%
No car household35%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Social rent21%
Private rent20%

vs. London

Income vs London+15.0%

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)
114
Largest scheme
59 homes · FORMER OUR LADY AND ST PHILIP NERI ROMAN CATHOLIC PRIMARY, MAYOW ROAD, LONDON, SE23 2XG, Our Lady and St Philip Neri Roman Catholic Primary
Pipeline pressure
NONE

Named schemes (500m)

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
Central Church Sports Ground, Central Church Sports Ground, Normanton Street, SE23 2DS13 homes
completed
Former Forest Hill Fire Station, 199, Former Forest Hill Fire Station, 199, PERRY VALE, SE23 2JF13 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 2TF

Full postcodeSE23 2TF
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.435785
Longitude-0.042112
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