Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.44859, -0.04716

SE23 3TH— Forest Hill, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 50/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
70
Safety
81
Schools
100
Transport
50
Environment
73
Investment
29

The bottom line

SE23 3TH offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: very high noise (65 dB) — check proximity to rail lines.

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Toggle the things that matter to you — see how SE23 3TH scores on each.

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Location

SE23 3TH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income+19.8% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for SE23 3TH

🛡️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 3TH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Dalmain Primary School

Not yet inspected · Inspected Nov 2024 · 8 min walk

KS2: 104.8

★★★

Secondary

Harris Girls' Academy East Dulwich

Outstanding · Inspected Dec 2023 · 14 min walk

P8: +0.41A8: 54.4

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.9 incidents per 1,000 residents

Better than 53% of London
→ Stable

-20% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour26%
Other16%
Vehicle crime12%
Burglary9%
Robbery3%
Drug offences1%
Theft1%

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 · 651m

Crime is 6% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£9,471/m²
Price per ft²£880/ft²
Avg floor area89.5 m²

EPC breakdown

C
12%
D
37%
E
5%

Based on 54 properties · Confidence: high

Street mix

Semi 4%Terraced 49%Detached 4%Flat 42%Other 1%

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£223,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+9.5%

Total change

+1438%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.3%

per year

Acceleration

+59.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 72 sales

Property Type Mix

Total: 72 sales

Detached4.2%
Semi-detached4.2%
Terraced50%
Flat/maisonette41.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£65k£191k+193.8%2
Post-dot-com plateau2001–2004£175k£302k+72.8%4.5
Pre-crash peak2005–2007£322k£560k+73.9%2.3
GFC & correction2008–2012£297k£307k+3.2%2.6
Help-to-Buy recovery2013–2016£428k£620k+45%2
Brexit uncertainty2017–2019£508k£425k-16.3%1.3
Pandemic surge2020–2021£915k£665k-27.3%4
Rate-rise correction2022–2022£895k£895k+0%2
Current market2024–2026£718k£1.00m+39.3%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
9.4%
District
9.4%
Terraced+0% α
Local
5.9%
District
5.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

18out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing10
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Honor Oak Park→ London Bridge· 6 tph
15 min

Nearby stations

Honor Oak Park Rail StationWindrush · Southern
2 min walk
Honor Oak ParkNational Rail
2 min walk
Forest Hill Rail StationSouthern · Windrush
14 min walk
Brockley Rail StationSouthern · Windrush
24 min walk
Sydenham Rail StationWindrush · Southern
30 min walk
No bus stops within 400m

37

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria52 min ↑
Waterloo47 min ↑
Canary Wharf39 min ↓
City48 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 park277m
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: 15.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 95% of London
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.8 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.6 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): 3

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

29 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

10

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: General Napier (381 m)

Nearest supermarketCo-op Food · 679 m
2 tennis courts1 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)

957m

Post office

Nearby shops

Sainsbury's Local200 m
Honor Oak Supermarket234 m
Honor Oak Food & Wine274 m
Concard Supermarket435 m

Nearby cafes

Two Spoons224 m
Daydreamer238 m
The Oak Cafe269 m
Big Plate Cafe440 m

Nearby restaurants

Miss Margarita216 m
Hattush229 m
Amrutha251 m
Domino's253 m

Nearby pubs

General Napier381 m
Chandos428 m
The Honor Oak685 m
Railway Telegraph729 m

Nearby gyms

Club House611 m
King's College London Honor Oak Park Sports Ground763 m

Nearby pharmacies

Crofton Park Pharmacy822 m

Nearby health

Honor Oak Dentistry212 m
Dental Beauty Forest Hill731 m
Jenner Health Centre773 m
Food hygiene (5-star)50% of 68

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

29

Investment score

Weak

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

Low gross yield (2.0%) 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
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

58.3

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,936m
Crossrail 2 route8,373m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,119 nationally

1,526

Est. population

11,353/km²

71%

Employed

63%

Degree educated

£50,300

Median income

3.1%

Claimant rate

Inner cityHigh densityYoung professionals

49

Community stability

Age profile

23%
25%
24%
19%
Under 1823%
18–3425%
35–4924%
50–6419%
65+10%

Tenure

21%
36%
20%
22%
Own outright22%
Own (mortgage)36%
Private rent20%
Social rent22%
Rent free0%

Ethnicity

55%
17%
White British55%
White Other12%
Asian6%
Black17%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine11%
No car household35%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Social rent22%
Private rent20%

vs. London

Income vs London+19.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
13
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)
12
Largest scheme
27 homes · FORMER TYROLS PUBLIC HOUSE, 149-149A, FORMER TYROLS PUBLIC HOUSE, 149-149A, STANSTEAD ROAD, SE23
Pipeline pressure
NONE

Named schemes (500m)

97, 97, HONOR OAK PARK, SE23 3LB6 homes
completed
Garages to rear of 45-63, Garages to rear of 45-63, HONOR OAK PARK, SE23 1DZ5 homes
completed
55-59, 55-59, HONOR OAK PARK, SE23 1EA5 homes
completed
113, 113, BOVILL ROAD, SE23 1EL5 homes
completed
22 DUNOON ROAD, LONDON, SE23 3TF4 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 3TH

Full postcodeSE23 3TH
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.448585
Longitude-0.047163
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