Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.44311, -0.05606

SE23 3RN— Forest Hill, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 48/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
80
Schools
60
Transport
48
Environment
73
Investment
58

The bottom line

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

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Location

SE23 3RN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE23 3RN

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE23 3RN 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 · 13 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 · 25 min walk

7 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 769m

Crime is +10% above London average

Property

1 May

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£4,315/m²
Price per ft²£401/ft²
Avg floor area71.4 m²

EPC breakdown

C
5%
D
16%
E
7%

Based on 28 properties · Confidence: medium

Street mix

Semi 12%Detached 4%Flat 83%Other 2%

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£178,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,312
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+3.4%

Total change

+162%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.1%

per year

Acceleration

-60.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £50k–£75k · 47 sales

Property Type Mix

Total: 47 sales

Detached4.3%
Semi-detached12.8%
Flat/maisonette83%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£109k£59k-45.9%2.2
Post-dot-com plateau2001–2004£80k£225k+181.2%3
Pre-crash peak2005–2007£190k£154k-18.9%3.3
GFC & correction2008–2011£191k£195k+2.1%1.3
Help-to-Buy recovery2016–2016£283k£283k+0%2
Brexit uncertainty2017–2018£715k£170k-76.2%1.5
Pandemic surge2020–2021£416k£308k-26%2
Rate-rise correction2022–2022£404k£404k+0%2
Current market2024–2024£286k£286k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.9%
District
6.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
6 min walk
Forest HillNational Rail
6 min walk
Honor Oak Park Rail StationSouthern · Windrush
13 min walk
Sydenham Rail StationWindrush · Southern
22 min walk
Brockley Rail StationSouthern · Windrush
34 min walk
No bus stops within 400m

42

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

3.1 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park206m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Forest Hill Station Carpark· yes
448m
🅿️
Perry Vale Car Park
633m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 6.1 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 16%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 10.3 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

38 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalTessa Jowell Health Centre · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

23

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Signal (420 m)

Nearest supermarketForest Hill Supermarket · 515 m
2 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.9km

Post office

Nearby shops

One Stop555 m
Wine Merchant697 m

Nearby cafes

The Teapot352 m
Dutch Barn354 m
St David Coffee House395 m
The Guava Kitchen421 m

Nearby restaurants

Tze's354 m
KFC357 m
Matoom374 m
The India Gate381 m

Nearby pubs

The Signal420 m
JK Banquets495 m
Dartmouth Arms517 m
Sylvan Post571 m

Nearby gyms

Energie397 m
Forest Hill Pools763 m
Club House1.1 km

Nearby health

London Dental Arts488 m
Dental Beauty Forest Hill754 m
Food hygiene (5-star)43% of 84

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

58

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
Gross yield
6.0% (good)London avg: 3.8%Strong yield — top 10% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

Medium

Demand

Medium

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

63.3

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,507m
Crossrail 2 route8,108m

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)
14
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)
66
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)

THE MANOR, THE MANOR, CANONBIE ROAD, SE23 3AQ15 homes
completed
30-40, 30-40, London Road, SE23 3HF15 homes
completed
16-18, 16-18, DEVONSHIRE ROAD, SE2313 homes
completed
LAND REAR OF HILLHOLME, 41, LAND REAR OF HILLHOLME, 41, LONDON ROAD, SE2311 homes
completed
4-6, 4-6, MANOR MOUNT, SE23 3PZ9 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 3RN

Full postcodeSE23 3RN
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.443112
Longitude-0.056059
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