Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.43778, -0.05872

SE23 3UJ— Forest Hill, Lewisham

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

The family fortress

 

Schools 100%Safety 75/100Transport 52/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
75
Schools
60
Transport
52
Environment
59
Investment
63

The bottom line

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

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Location

SE23 3UJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+19.8% vs London avg
vs London crime+58.0% vs London avg

Deep-dive guides for SE23 3UJ

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE23 3UJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Holy Trinity Church of England Primary School

Not yet inspected · 4 min walk

KS2: 108.6

—

Secondary

Sydenham School

Not yet inspected · 5 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

102.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+35% vs borough

Crime by type

Other38%
Violence & sexual offences21%
Anti-social behaviour19%
Vehicle crime5%
Burglary5%
Robbery5%
Theft4%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.1km

Crime is +58% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£8,166/m²
Price per ft²£759/ft²
Avg floor area39.8 m²

EPC breakdown

C
16%
D
16%
E
10%

Based on 42 properties · Confidence: high

Street mix

Flat 99%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£99,500
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)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+5.7%

Total change

+375%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.3%

per year

Acceleration

+18.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 68 sales

Property Type Mix

Total: 68 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£89k+48.5%2
Post-dot-com plateau2001–2004£80k£121k+50.6%4.5
Pre-crash peak2005–2007£95k£213k+123.7%1.7
GFC & correction2008–2012£141k£265k+87.9%1.8
Help-to-Buy recovery2013–2016£245k£271k+10.8%4.8
Brexit uncertainty2017–2019£313k£364k+16.5%1.7
Pandemic surge2021–2021£410k£410k+0%1
Rate-rise correction2022–2023£358k£473k+32.1%2
Current market2024–2025£325k£285k-12.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.8%
District
4.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

73out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing18
Trend Position100

Transport

1 Jul

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
5 min walk
Forest HillNational Rail
5 min walk
Sydenham Rail StationWindrush · Southern
15 min walk
Honor Oak Park Rail StationWindrush · Southern
21 min walk
Penge West Rail StationWindrush · Southern
28 min walk
No bus stops within 400m

48

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge ★35 min
Victoria51 min ↑
Waterloo45 min ↑
Canary Wharf37 min ↓
City46 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 park352m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Perry Vale Car Park
395m
🅿️
Forest Hill Station Carpark· yes
412m

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: 6.6 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Croham Hurst SSSI — 9.6 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

46 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospital · 2.3 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

42

Parks (1km)

25

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Sylvan Post (281 m)

Nearest supermarketForest Hill Supermarket · 443 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)

1.4km

Post office

Nearby shops

One Stop288 m
Tesco Express721 m
IBS Traditional French Bakery741 m
Ram Convenience Store755 m

Nearby cafes

Archie Parker297 m
The Teapot304 m
Ounce10 Coffee315 m
Big Breakfast321 m

Nearby restaurants

Matoom274 m
The India Gate276 m
Forest Hill Kebab House296 m
Wok Express296 m

Nearby pubs

Sylvan Post281 m
The Hill304 m
Bird in Hand316 m
Dartmouth Arms357 m

Nearby gyms

Forest Hill Pools269 m
Energie332 m
PureGym1.2 km

Nearby pharmacies

Perfucare Pharmacy738 m

Nearby health

London Dental Arts342 m
Food hygiene (5-star)45% of 104

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

63

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

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

8/100

Velocity score

Future outlook

56.8

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,652m
Crossrail 2 route8,221m

Demographics

16 Jun

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

9.7%

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
27
Planning apps (3 years)
1
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)
61
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)

SITE OF, 12, SITE OF, 12, DARTMOUTH ROAD, LONDON ROAD (7-9), SE2318 homes
completed
NORTHWEST GARAGES, NORTHWEST GARAGES, KNAPDALE CLOSE, LONDON, SE23 3XG17 homes
completed
30-40, 30-40, London Road, SE23 3HF15 homes
completed
23 and 25, 23 and 25, Taymount Rise, SE23 3UG14 homes
completed
LAND REAR OF HILLHOLME, 41, LAND REAR OF HILLHOLME, 41, LONDON ROAD, SE2311 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 3UJ

Full postcodeSE23 3UJ
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.437779
Longitude-0.058717
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