Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.44696, -0.06158

SE23 3EF— Forest Hill, Lewisham

Location and area intelligence for SE23 3EF, 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 84/100Transport 30/100
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Strong schools, limited transport — ideal for car-owning families

Area score
57
Safety
84
Schools
100
Transport
30
Environment
56
Investment
50

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Location

SE23 3EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+19.8% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for SE23 3EF

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

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How SE23 3EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Horniman Primary School

Not yet inspected · 5 min walk

KS2: 107.5

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 14 min walk

P8: +1.00A8: 55.4

100% of local schools rated Good or Outstanding · based on 10 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

48.8 incidents per 1,000 residents

Better than 64% of London
→ Stable

-36% vs borough

Crime by type

Vehicle crime26%
Violence & sexual offences26%
Other20%
Anti-social behaviour19%
Burglary5%
Theft4%
Robbery1%
Drug offences0%

Road safety

86

Road safety score

6

Accidents (5yr)

2

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.2km

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area73.7 m²

EPC breakdown

C
2%
D
1%

Based on 3 properties · Confidence: 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£184,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £700k+ · P75: £700k+ · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£1000k£1000k+0%1

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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Forest Hill→ London Bridge· 6 tph
17 min

Nearby stations

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

23

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria45 min ↑
Waterloo52 min ↑
Canary Wharf ★43 min
City57 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park780m
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: 5.6 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 10.6 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

35 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 · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

2

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Watson's General Telegraph (547 m)

Nearest supermarketForest Hill Supermarket · 1.1 km
1 tennis courts1 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)

2.4km

Post office

Nearby shops

AM Super Market350 m

Nearby cafes

Dutch Barn508 m
norris + knight524 m
The Horniman Cafe642 m
French Café Bistrot694 m

Nearby restaurants

Sea Master712 m
Lorenzo725 m
Tze's873 m
KFC878 m

Nearby pubs

Watson's General Telegraph547 m
Dulwich Beer Dispensary562 m
The Herne Tavern805 m
The Signal977 m

Nearby gyms

Camber Lawn Tennis Club739 m
Club House900 m
Energie938 m
Homestall Road Sports Ground957 m

Nearby health

London Dental Arts1.0 km
Food hygiene (5-star)63% of 38

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 score18/100
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

35.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,918m
Crossrail 2 route7,569m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,083 nationally

1,661

Est. population

10,732/km²

66%

Employed

61%

Degree educated

£50,300

Median income

5.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

51

Community stability

Age profile

25%
20%
25%
19%
Under 1825%
18–3420%
35–4925%
50–6419%
65+12%

Tenure

25%
37%
19%
19%
Own outright25%
Own (mortgage)37%
Private rent19%
Social rent19%
Shared ownership1%

Ethnicity

53%
16%
White British53%
White Other13%
Asian6%
Black16%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine14%
No car household33%
Unemployed6%
No qualifications8%

Housing tenure (Census 2021)

Social rent19%
Private rent19%

vs. London

Income vs London+19.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
24
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
16
Local approval rate
90%
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)
15
Largest scheme
107 homes · HIGHWOOD BARRACKS, 526-532, HIGHWOOD BARRACKS, 526-532, LORDSHIP LANE, SE22
Pipeline pressure
NONE

Named schemes (500m)

288, 288, WOOD VALE, SE23 3EQ17 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
40-42, 40-42, Canonbie Road, SE236 homes
completed
42, 42, Canonbie Road, SE23 3AP6 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 3EF

Full postcodeSE23 3EF
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.446963
Longitude-0.061580
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