Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43922, -0.04864

SE23 2UD— Perry Vale, Lewisham

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

The hidden gem

 

Top 8% LondonSchools 100%Safety 83/100Transport 53/100Low yield 2.77%

Best for: Families

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Strong for families — high safety and school scores

Liveability
74
Safety
83
Schools
90
Transport
53
Environment
68
Investment
40

The bottom line

SE23 2UD offers exceptional schools (100% Good/Outstanding) and low crime at £618,000 median — a strong choice for Families.

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Location

SE23 2UD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+18.8% vs London avg
vs London income+15.0% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for SE23 2UD

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The hidden gem”

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How SE23 2UD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Perrymount Primary School

Not yet inspected · 3 min walk

KS2: 103.6

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 10 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 27 min walk

9 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

53.6 incidents per 1,000 residents

Better than 60% of London
→ Stable

-29% vs borough

Crime by type

Violence & sexual offences31%
Other26%
Vehicle crime17%
Drug offences13%
Robbery6%
Burglary6%
Anti-social behaviour1%
Theft0%

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 · 480m

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

£618,000

Median sale price

Above London median by 19%

£618,000 is 19% above the London median (£520,000)

+69.4%

This year

Flat

Dominant type

Price history

5-year change
+66.5%
Sales (24 months)8
New build0.0%
Avg semi-detached£1,265,000
Avg terraced£880,000
Avg flat£420,000
Price per m²£6,092/m²
Price per ft²£566/ft²
Avg floor area95.7 m²

EPC breakdown

B
21%
C
34%
D
49%
E
28%
F
4%
G
1%

Based on 137 properties · Confidence: high

Street mix

Semi 14%Terraced 16%Detached 7%Flat 61%Other 2%

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£18,400
First-time buyerFTB
£9,650
Additional propertyBTL/2nd
£36,940

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

12.8×

Price-to-income

£3,092/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£239,250
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.9%

Total change

+495%

Market Activity

Price Velocity & Acceleration

Current Velocity

+73.0%

per year

Acceleration

+117.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 107 sales

Property Type Mix

Total: 107 sales

Detached7.5%
Semi-detached14%
Terraced16.8%
Flat/maisonette61.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£115k£210k+83.4%3.2
Post-dot-com plateau2002–2004£188k£240k+27.7%3
Pre-crash peak2005–2007£484k£338k-30.3%6.3
GFC & correction2008–2011£250k£325k+30%3.3
Help-to-Buy recovery2013–2016£267k£515k+92.7%6.5
Brexit uncertainty2017–2018£421k£570k+35.4%3
Pandemic surge2020–2021£351k£371k+5.8%3
Rate-rise correction2022–2023£463k£595k+28.6%4
Current market2024–2026£713k£681k-4.5%3.3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
6.9%
District
6.9%
Semi-detached+0% α
Local
6.4%
District
6.4%
Terraced+0% α
Local
8.4%
District
8.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Forest Hill→ London Bridge· 6 tph
17 min

Nearby stations

Forest Hill Rail StationSouthern · Windrush
4 min walk
Forest HillNational Rail
4 min walk
Honor Oak Park Rail StationWindrush · Southern
15 min walk
Sydenham Rail StationWindrush · Southern
17 min walk
Penge West Rail StationWindrush · Southern
32 min walk
No bus stops within 400m

43

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

3.4 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)

0

EV chargers (800m)

Nearest car park333m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Forest Hill Station Carpark· yes
333m
🅿️
Perry Vale Car Park
347m

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: 6.7 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 70%
Less green space than 98% of London

Nearest SSSI: Croham Hurst SSSI — 9.9 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): 2

Landslide susceptibility: Medium

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

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

23

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 371 m
2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Siddons News363 m
Wine Merchant397 m
One Stop432 m
West 9 Food & Wine570 m

Nearby cafes

Lazy Chef341 m
From the Forest371 m
St David Coffee House388 m
Big Breakfast400 m

Nearby restaurants

Morley's191 m
New Island218 m
Piazza Della Cucina225 m
D&D226 m

Nearby pubs

JK Banquets226 m
The Foresters Arms276 m
Railway Telegraph322 m
Dartmouth Arms363 m

Nearby gyms

Energie441 m
Forest Hill Pools592 m

Nearby health

London Dental Arts384 m
Dental Beauty Forest Hill396 m
Jenner Health Centre578 m
Honor Oak Dentistry1.2 km
Food hygiene (5-star)48% of 108

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

40

Investment score

Moderate

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

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score40/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

65.6

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,964m
Crossrail 2 route8,766m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,987 nationally

1,306

Est. population

11,308/km²

71%

Employed

61%

Degree educated

£48,300

Median income

8.5%

Claimant rate

Inner cityHigh densityYoung professionals

39

Community stability

Age profile

20%
33%
25%
14%
Under 1820%
18–3433%
35–4925%
50–6414%
65+9%

Tenure

31%
34%
23%
Own outright12%
Own (mortgage)31%
Private rent34%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

47%
15%
19%
White British47%
White Other15%
Asian8%
Black19%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine13%
No car household50%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent34%
Social rent23%

vs. London

Income vs London+15.0%
Price vs London+18.8%

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)
118
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)

FORMER TYROLS PUBLIC HOUSE, 149-149A, FORMER TYROLS PUBLIC HOUSE, 149-149A, STANSTEAD ROAD, SE2327 homes
completed
LAND AT WALDRAM CRESCENT TO THE REAR OF 1-17 STANSTEAD RD LONDON, SE2322 homes
completed
CHRIST CHURCH, CHRIST CHURCH, CHURCH RISE, SE2319 homes
completed
125-129, 125-129, SUNDERLAND ROAD, SE2315 homes
completed
108-110, 108-110, PERRY VALE, SE2314 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 (£618,000)

£18,400

Standard buyer

£9,650

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 2UD

Full postcodeSE23 2UD
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.439221
Longitude-0.048641
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