Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.43963, -0.05521

SE23 3HF— Forest Hill, Lewisham

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

The urban professional's pick

 

Top 8% LondonSchools 100%Safety 82/100Transport 57/100Low yield 1.14%Only 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
76
Safety
82
Schools
60
Transport
57
Environment
72
Investment
42

Location

SE23 3HF

Key facts for SE23 3HF

Full postcodeSE23 3HF
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.439627
Longitude-0.055214
Parliamentary constituencyLewisham West and East Dulwich
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
ExcellentPositiveRisk: Medium

London Benchmarks

vs London avg price+188.5% vs London avg
vs London income+19.8% vs London avg
vs London crime-62.6% vs London avg

Deep-dive guides for SE23 3HF

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

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“The urban professional's pick”

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How SE23 3HF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St George's CofE Primary School

Not yet inspected · 4 min walk

KS2: 106.1

—

Secondary

Sydenham School

Not yet inspected · 8 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 29 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

24.3 incidents per 1,000 residents

Better than 83% of London
↑ Rising 32.3%

from a low base — still below London average

+52% vs borough

Crime by type

Other37%
Violence & sexual offences32%
Anti-social behaviour12%
Drug offences5%
Theft5%
Burglary5%
Robbery2%
Vehicle crime2%

Road safety

85

Road safety score

7

Accidents (5yr)

2

KSI (5yr)

Crime is 63% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,500,000

Median sale price

Top 10% — 188% above London median

£1,500,000 is 188% above the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)1
New build0.0%

Street mix

Semi 2%Terraced 30%Flat 47%Other 21%

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£91,250
First-time buyerFTB
£91,250
Additional propertyBTL/2nd
£136,250

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

29.8×

Price-to-income

£7,504/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

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

Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Transport

1 May

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
2 min walk
🚂
Forest HillNational Rail
2 min walk
🚇
Honor Oak Park Rail StationWindrush · Southern
17 min walk
🚇
Sydenham Rail StationWindrush · Southern
17 min walk
🚇
Penge West Rail StationWindrush · Southern
31 min walk
🚌5 bus routes · 10 stops within 400m · 135 buses/hr peak

71

Walkability score

112

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria57 min ↑
Waterloo43 min ↑
Canary Wharf ★37 min
City48 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park42m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Forest Hill Station Carpark· yes
127m
🅿️
Perry Vale Car Park
258m

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 97% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.5 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 9.9 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

42 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospital · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

24

Restaurants (800m)

14

Cafes (800m)

9

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketForest Hill Supermarket · 191 m
2 swimming pools

Nightlife (500m)

0

Nightclubs

9

Late-night venues

C

1

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

One Stop163 m
Wine Merchant706 m
Tesco Express976 m
IBS Traditional French Bakery998 m

Nearby cafes

The Guava Kitchen51 m
The Teapot70 m
St David Coffee House75 m
Costa86 m

Nearby restaurants

Inpans food17 m
Ferfect Fried Chicken29 m
Canvas & Cream40 m
KFC59 m

Nearby pubs

The Signal83 m
Dartmouth Arms144 m
Sylvan Post179 m
The Hill193 m

Nearby gyms

Energie18 m
Forest Hill Pools377 m

Nearby pharmacies

Perfucare Pharmacy996 m

Nearby health

London Dental Arts110 m
Dental Beauty Forest Hill741 m
Food hygiene (5-star)45% of 80

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

42

Investment score

Moderate

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

Low gross yield (1.14%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
1.14% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score52/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

4/100

Velocity score

Future outlook

58.1

Price growth score

C
Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,422m
Crossrail 2 route8,341m

Demographics

22 Apr

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,279 nationally

1,990

Est. population

10,942/km²

77%

Employed

67%

Degree educated

£50,300

Median income

9.4%

Claimant rate

Inner cityHigh densityYoung professionals

34

Community stability

Age profile

18%
33%
27%
16%
Under 1818%
18–3433%
35–4927%
50–6416%
65+6%

Tenure

13%
28%
46%
Own outright13%
Own (mortgage)28%
Private rent46%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

47%
18%
15%
White British47%
White Other18%
Asian7%
Black15%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine12%
No car household58%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent46%
Social rent13%

vs. London

Income vs London+19.8%
Price vs London+188.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
20
Borough approval rate
51%
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)
62
Largest scheme
52 homes · All land and buildings at 1-16, All land and buildings at 1-16, Clyde Terrace, Forest Hill, SE23 3JQ
Pipeline pressure
NONE

Named schemes (500m)

All land and buildings at 1-16, All land and buildings at 1-16, Clyde Terrace, Forest Hill, SE23 3JQ52 homes
completed
FAIRWAY HOUSE, REAR OF 53, FAIRWAY HOUSE, REAR OF 53, DARTMOUTH ROAD, SE23 3HN27 homes
completed
PHOENIX WORKS, PHOENIX WORKS, BIRD-IN-HAND PASSAGE, SE23 3HW26 homes
completed
LAND AT WALDRAM CRESCENT TO THE REAR OF 1-17 STANSTEAD RD LONDON, SE2322 homes
completed
SITE OF, 12, SITE OF, 12, DARTMOUTH ROAD, LONDON ROAD (7-9), SE2318 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,500,000)

£91,250

Standard buyer

£91,250

First-time buyer

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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The bottom line

SE23 3HF offers exceptional schools (100% Good/Outstanding) and low crime at £1,500,000 median — a strong choice for Families.

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Compare Lewisham with nearby boroughs:

Lewisham vs SouthwarkLewisham vs GreenwichLewisham vs BexleyLewisham vs Hackney

What else could £1.5m buy?

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Data freshness

When each data source was last updated

83%

Confidence score

10/12

Pillars populated

High reliability
gp1 May
cqc8 May
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
noise24 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
property1 May
amenities4 May
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rail services21 Apr
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
housing pipeline18 Apr
population density18 Apr
surface water flood18 Apr

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