Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43395, -0.04589

SE23 2XE— Perry Vale, Lewisham

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

The practical family move

 

Schools 100%Safety 80/100Transport 42/100

Best for: Families

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Strong for families — high safety and school scores

Liveability
59
Safety
80
Schools
90
Transport
42
Environment
72
Investment
57

The bottom line

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

Less suited to Car-free commuters.

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Location

SE23 2XE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for SE23 2XE

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

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“The practical family move”

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How SE23 2XE 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 · 4 min walk

KS2: 103.6

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 3 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 · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.8 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-8% vs borough

Crime by type

Anti-social behaviour29%
Violence & sexual offences29%
Other19%
Vehicle crime12%
Robbery4%
Burglary3%
Drug offences2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 996m

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area72.9 m²

EPC breakdown

B
1%
C
15%
D
47%
E
10%
F
3%
G
1%

Based on 77 properties · Confidence: high

Street mix

Semi 2%Terraced 81%Detached 4%Flat 13%

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£182,250
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, filled cavity
RoofFlat, limited insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.9%

Total change

+730%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.5%

per year

Acceleration

-23.20

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 46 sales

Property Type Mix

Total: 46 sales

Detached4.3%
Semi-detached2.2%
Terraced80.4%
Flat/maisonette13%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£105k+87.5%2.2
Post-dot-com plateau2001–2004£119k£156k+31.4%3.2
Pre-crash peak2005–2007£195k£205k+5.1%2.3
GFC & correction2008–2012£243k£178k-26.7%1
Help-to-Buy recovery2013–2015£229k£334k+46.2%2
Brexit uncertainty2017–2019£340k£349k+2.5%2.5
Pandemic surge2020–2020£445k£445k+0%1
Rate-rise correction2023–2023£465k£465k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.2%
District
8.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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
10 min walk
Forest HillNational Rail
10 min walk
Sydenham Rail StationWindrush · Southern
12 min walk
Honor Oak Park Rail StationWindrush · Southern
22 min walk
Penge West Rail StationWindrush · Southern
26 min walk
No bus stops within 400m

31

Walkability score

32

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park652m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Perry Vale Car Park
652m

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: 7.3 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 9.4 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): 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

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 2.7 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

26

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Bad Brownie (578 m)

Nearest supermarketCorner Shop · 206 m
1 tennis courts1 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)

974m

Post office

Nearby shops

Siddons News386 m
Bell Green Food & Wine738 m
One Stop771 m
Costcutter809 m

Nearby cafes

Mayow Park Pavilion & Café580 m
The Gym Cafe678 m
Archie Parker705 m
Big Breakfast742 m

Nearby restaurants

Bad Brownie578 m
Perry Fish & Chips579 m
Bamboo House683 m
Fortune Inn693 m

Nearby pubs

Prince Of Wales239 m
The Foresters Arms676 m
The Hill719 m
Bird in Hand727 m

Nearby gyms

Forest Hill Pools730 m
Energie892 m
The Gym Group951 m

Nearby pharmacies

Superdrug928 m
Touchwood Pharmacy952 m

Nearby health

London Dental Arts795 m
Dental Beauty Forest Hill909 m
Jenner Health Centre977 m
Food hygiene (5-star)67% of 21

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

57

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
Gentrification score13/100
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

17.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,734m
Crossrail 2 route9,209m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,895 nationally

1,620

Est. population

12,659/km²

60%

Employed

45%

Degree educated

£39,600

Median income

8.4%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

42

Community stability

Age profile

28%
25%
22%
15%
Under 1828%
18–3425%
35–4922%
50–6415%
65+10%

Tenure

24%
20%
44%
Own outright11%
Own (mortgage)24%
Private rent20%
Social rent44%
Shared ownership1%
Rent free1%

Ethnicity

36%
15%
27%
White British36%
White Other15%
Asian7%
Black27%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine21%
No car household48%
Unemployed9%
No qualifications15%

Housing tenure (Census 2021)

Social rent44%
Private rent20%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
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)
111
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 OUR LADY AND ST PHILIP NERI ROMAN CATHOLIC PRIMARY, MAYOW ROAD, LONDON, SE23 2XG, Our Lady and St Philip Neri Roman Catholic Primary59 homes
completed
REAR OF OUR LADY & ST.P.NERI SCHOOL, REAR OF OUR LADY & ST.P.NERI SCHOOL, MAYOW ROAD, SE2339 homes
completed
MAYOW PARK WAREHOUSE, MAYOW ROAD, LONDON, SE23 2XJ, Mayow Park Warehouse32 homes
completed
173-175, 173-175, Perry Vale, SE23 2JD16 homes
completed
125-129, 125-129, SUNDERLAND ROAD, SE2315 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 2XE

Full postcodeSE23 2XE
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.433951
Longitude-0.045888
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