Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.44747, -0.06000

SE23 3QL— Forest Hill, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 30/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
58
Safety
84
Schools
100
Transport
30
Environment
56
Investment
25

The bottom line

SE23 3QL offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE23 3QL

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 3QL

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

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🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE23 3QL 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 · 22 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.2km

Crime is 25% below 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£9,172/m²
Price per ft²£852/ft²
Avg floor area123.4 m²

EPC breakdown

D
5%
E
3%

Based on 8 properties · Confidence: low

Street mix

Semi 73%Terraced 23%Detached 4%

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 yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£308,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8%

Total change

+905%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.8%

per year

Acceleration

+41.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 26 sales

Property Type Mix

Total: 26 sales

Detached3.8%
Semi-detached73.1%
Terraced23.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£108k£164k+52%2
Post-dot-com plateau2001–2004£219k£235k+7.4%1
Pre-crash peak2005–2006£285k£317k+11.4%2
GFC & correction2010–2010£499k£499k+0%1
Help-to-Buy recovery2013–2016£553k£778k+40.7%2
Pandemic surge2021–2021£771k£771k+0%2
Current market2025–2025£1.08m£1.08m+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.4%
District
7.4%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
13 min walk
Sydenham Rail StationWindrush · Southern
29 min walk
Brockley Rail StationSouthern · Windrush
31 min walk
No bus stops within 400m

22

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

2.8 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)

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Parking & EV

Car parks, spaces and charging points

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park761m
Santander docks (800m)0
Nearest cycle dock2.8 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: 5.5 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 10.7 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

34 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

38

Parks (1km)

2

Restaurants (800m)

5

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 (478 m)

Nearest supermarketForest Hill Supermarket · 1.1 km
1 swimming pools1 sports halls

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)

2.5km

Post office

Nearby shops

AM Super Market462 m
One Stop1.1 km

Nearby cafes

norris + knight449 m
Dutch Barn567 m
French Café Bistrot650 m
The Horniman Cafe704 m

Nearby restaurants

Sea Master671 m
Lorenzo685 m
Tze's884 m
KFC888 m

Nearby pubs

Watson's General Telegraph478 m
Dulwich Beer Dispensary685 m
The Herne Tavern774 m
The Signal973 m

Nearby gyms

Club House785 m
Camber Lawn Tennis Club858 m
Homestall Road Sports Ground868 m
Energie942 m

Nearby health

London Dental Arts1.0 km
Food hygiene (5-star)69% of 32

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

25

Investment score

Weak

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

Low gross yield (1.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
1.6% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,812m
Crossrail 2 route7,640m

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
No
Article 4 area
Yes
Listed buildings (800m)
20
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)
11
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
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
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
144 FOREST HILL ROAD, LONDON, SE23 3QR6 homes
completed
40-42, 40-42, Canonbie Road, SE236 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 3QL

Full postcodeSE23 3QL
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.447467
Longitude-0.060005
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