Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43725, -0.04926

SE23 2UG— Perry Vale, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 53/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
69
Safety
80
Schools
90
Transport
53
Environment
68
Investment
64

The bottom line

SE23 2UG offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE23 2UG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for SE23 2UG

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

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Postcode Personality

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“The practical family move”

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How SE23 2UG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St George's CofE Primary School

Not yet inspected · 2 min walk

KS2: 106.1

★★

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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.0 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-4% vs borough

Crime by type

Violence & sexual offences41%
Anti-social behaviour23%
Other21%
Vehicle crime9%
Drug offences3%
Burglary3%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 693m

Crime is +12% 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£4,996/m²
Price per ft²£464/ft²
Avg floor area53.7 m²

EPC breakdown

B
1%
C
27%
D
6%
E
2%
F
1%

Based on 37 properties · Confidence: high

Street mix

Semi 24%Terraced 38%Flat 38%

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£134,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4%

Total change

+227%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.4%

per year

Acceleration

-109.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached20%
Terraced40%
Flat/maisonette40%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£82k£150k+82.1%1.5
Post-dot-com plateau2002–2003£135k£345k+155.6%1
Pre-crash peak2006–2007£218k£150k-31.2%1.5
GFC & correction2012–2012£275k£275k+0%1
Help-to-Buy recovery2013–2014£280k£356k+27.2%3
Brexit uncertainty2018–2019£690k£340k-50.7%1
Pandemic surge2021–2021£543k£543k+0%2
Current market2025–2025£269k£269k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
Sydenham Rail StationWindrush · Southern
15 min walk
Honor Oak Park Rail StationWindrush · Southern
18 min walk
Penge West Rail StationWindrush · Southern
29 min walk
No bus stops within 400m

47

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

3.6 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)

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Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park268m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Perry Vale Car Park
268m
🅿️
Forest Hill Station Carpark· yes
378m

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: 6.9 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 91% of London

Nearest SSSI: Croham Hurst SSSI — 9.7 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

26 min walk

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

23

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

1

Convenience

Nearest supermarketForest Hill Supermarket · 306 m
1 tennis courts2 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)

1.3km

Post office

Nearby shops

Siddons News335 m
One Stop389 m
Wine Merchant615 m
West 9 Food & Wine754 m

Nearby cafes

Big Breakfast355 m
Archie Parker367 m
Ounce10 Coffee378 m
Lazy Chef392 m

Nearby restaurants

Piazza Della Cucina307 m
Morley's313 m
New Island336 m
D&D336 m

Nearby pubs

The Foresters Arms257 m
JK Banquets296 m
Bird in Hand351 m
Dartmouth Arms353 m

Nearby gyms

Forest Hill Pools463 m
Energie475 m

Nearby health

London Dental Arts386 m
Dental Beauty Forest Hill606 m
Jenner Health Centre760 m
Food hygiene (5-star)47% of 106

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

64

Investment score

Good

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
6.3% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

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

8/100

Velocity score

Future outlook

50.5

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,992m
Crossrail 2 route8,830m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,588 nationally

1,589

Est. population

10,284/km²

69%

Employed

56%

Degree educated

£39,600

Median income

7.8%

Claimant rate

Inner cityHigh densityYoung professionals

38

Community stability

Age profile

19%
34%
23%
17%
Under 1819%
18–3434%
35–4923%
50–6417%
65+7%

Tenure

23%
28%
34%
Own outright11%
Own (mortgage)23%
Private rent28%
Social rent34%
Shared ownership3%
Rent free0%

Ethnicity

43%
26%
White British43%
White Other13%
Asian6%
Black26%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine14%
No car household59%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Social rent34%
Private rent29%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
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)
146
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)

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
Central Church Sports Ground, Central Church Sports Ground, Normanton Street, SE23 2DS13 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 2UG

Full postcodeSE23 2UG
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.437253
Longitude-0.049258
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