Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.44599, -0.05939

SE23 3DB— Forest Hill, Lewisham

Location and area intelligence for SE23 3DB, Forest Hill, Lewisham

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 80/100Transport 43/100
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Balanced area — no standout strengths or weaknesses

Area score
62
Safety
80
Schools
60
Transport
43
Environment
56
Investment
56

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Location

SE23 3DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+19.8% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for SE23 3DB

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

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How SE23 3DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Horniman Primary School

Not yet inspected · 3 min walk

KS2: 107.5

—

Secondary

Sydenham School

Not yet inspected · 16 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.6 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-6% vs borough

Crime by type

Other27%
Violence & sexual offences25%
Vehicle crime20%
Anti-social behaviour16%
Burglary9%
Drug offences1%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.1km

Crime is +10% above London average

Property

Prices, sales volume and market trends

Avg floor area139 m²

EPC breakdown

C
1%

Based on 1 properties · Confidence: very_low

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 yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£347,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,312
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £300k–£350k · P75: £300k–£350k · 2 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£325k£325k+0%2

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
11 min walk
Forest HillNational Rail
11 min walk
Honor Oak Park Rail StationSouthern · Windrush
13 min walk
Sydenham Rail StationWindrush · Southern
26 min walk
Brockley Rail StationSouthern · Windrush
32 min walk
No bus stops within 400m

25

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria49 min ↑
Waterloo47 min ↑
Canary Wharf40 min ↓
City44 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park601m
Santander docks (800m)0
Nearest cycle dock2.9 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: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.7 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 10.5 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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 yield850.6 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

VESTA ROAD SURGERY

58 VESTA ROAD, SE4 2NH

36 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

4

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Watson's General Telegraph (643 m)

Nearest supermarketForest Hill Supermarket · 908 m
1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

2.3km

Post office

Nearby shops

AM Super Market516 m
One Stop927 m

Nearby cafes

Dutch Barn414 m
The Horniman Cafe550 m
norris + knight612 m
The Lodge654 m

Nearby restaurants

Tze's714 m
KFC719 m
Matoom725 m
The India Gate736 m

Nearby pubs

Watson's General Telegraph643 m
Dulwich Beer Dispensary663 m
The Signal807 m
JK Banquets890 m

Nearby gyms

Energie774 m
Camber Lawn Tennis Club799 m
Club House894 m
Homestall Road Sports Ground1.0 km

Nearby health

London Dental Arts870 m
Food hygiene (5-star)77% of 22

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

56

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

35.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,759m
Crossrail 2 route7,754m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,123 nationally

1,438

Est. population

5,518/km²

66%

Employed

66%

Degree educated

£50,300

Median income

2.9%

Claimant rate

Inner cityMedium densityYoung professionals

53

Community stability

Age profile

23%
16%
25%
19%
16%
Under 1823%
18–3416%
35–4925%
50–6419%
65+16%

Tenure

31%
35%
17%
16%
Own outright31%
Own (mortgage)35%
Private rent17%
Social rent16%
Shared ownership0%
Rent free0%

Ethnicity

57%
15%
14%
White British57%
White Other15%
Asian5%
Black14%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine9%
No car household34%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent17%
Social rent16%

vs. London

Income vs London+19.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
21
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
9
Local approval rate
86%
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)
23
Largest scheme
38 homes · ADAMS HOUSE & ADJACENT VACANT LAND, 4-6, ADAMS HOUSE & ADJACENT VACANT LAND, 4-6, UNDERHILL ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

288, 288, WOOD VALE, SE23 3EQ17 homes
completed
THE MANOR, THE MANOR, CANONBIE ROAD, SE23 3AQ15 homes
completed
DERELICT GARAGES, REAR OF, 124-148, DERELICT GARAGES, REAR OF, 124-148, WOOD VALE, SE2311 homes
completed
110, 110, WOOD VALE, SE23 3EB7 homes
completed
118 CANONBIE ROAD, LONDON, SE23 3AG, 1186 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

Sophie DavisLabour and Co-operative Party
Peter BernardsLabour and Co-operative Party
Billy HardingLabour and Co-operative Party

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Key facts for SE23 3DB

Full postcodeSE23 3DB
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.445991
Longitude-0.059391
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