Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.43758, -0.06274

SE23 3XR— Forest Hill, Lewisham

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

The family fortress

 

Schools 100%Safety 82/100Transport 39/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
61
Safety
82
Schools
90
Transport
39
Environment
74
Investment
34

The bottom line

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

Less suited to Car-free commuters.

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Location

SE23 3XR

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+9.3% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for SE23 3XR

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE23 3XR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Eliot Bank Primary School

Good · Inspected Apr 2023 · 1 min walk

KS2: 106.0

—

Secondary

Sydenham School

Not yet inspected · 6 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.3 incidents per 1,000 residents

Better than 55% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences29%
Other23%
Vehicle crime15%
Anti-social behaviour13%
Burglary13%
Drug offences7%
Theft0%
Robbery0%

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 · 1.4km

Crime is 9% 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£6,984/m²
Price per ft²£649/ft²
Avg floor area87.6 m²

EPC breakdown

C
13%
D
4%

Based on 17 properties · Confidence: medium

Street mix

Terraced 100%

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£219,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
RoofPitched, 150 mm loft insulation
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

1995–2024 · CAGR

+8%

Total change

+821%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.1%

per year

Acceleration

-19.87

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 18 sales

Property Type Mix

Total: 18 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£67k£90k+35.3%1
Post-dot-com plateau2001–2003£155k£213k+37.1%1.3
Pre-crash peak2005–2005£228k£228k+0%2
GFC & correction2008–2009£275k£250k-9.1%1.5
Help-to-Buy recovery2014–2015£400k£400k+0%1
Pandemic surge2020–2021£565k£492k-12.9%1
Rate-rise correction2022–2022£600k£600k+0%1
Current market2024–2024£613k£613k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
2.7%
District
2.7%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position40

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
9 min walk
Forest HillNational Rail
9 min walk
Sydenham Rail StationWindrush · Southern
16 min walk
Honor Oak Park Rail StationWindrush · Southern
23 min walk
Penge West Rail StationWindrush · Southern
28 min walk
No bus stops within 400m

33

Walkability score

110

Footpaths (500m)

0

Santander docks (800m)

3.1 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria44 min ↑
Waterloo52 min ↑
Canary Wharf44 min ↓
City55 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 park594m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Perry Vale Car Park
675m
🅿️
Forest Hill Station Carpark· yes
680m

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: 6.5 km away✗ Not Green Belt✗ Not AONB80% green spaceTree canopy: 49%
More green space than 99% 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): 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

47 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Sylvan Post (562 m)

Nearest supermarketForest Hill Supermarket · 719 m
4 tennis courts2 swimming pools2 sports halls

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)

1.5km

Post office

Nearby shops

One Stop568 m
Tesco Express726 m
IBS Traditional French Bakery740 m
Wells Park Supermarket751 m

Nearby cafes

The Lodge315 m
The Horniman Cafe414 m
The Teapot533 m
Dutch Barn550 m

Nearby restaurants

Matoom504 m
The India Gate513 m
Tze's536 m
KFC539 m

Nearby pubs

Sylvan Post562 m
Bricklayers Arms579 m
The Hill584 m
Bird in Hand596 m

Nearby gyms

Forest Hill Pools510 m
Energie586 m
Camber Lawn Tennis Club713 m

Nearby pharmacies

Perfucare Pharmacy735 m

Nearby health

London Dental Arts616 m
Food hygiene (5-star)50% of 38

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

34

Investment score

Weak

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

Low gross yield (2.8%) 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
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score17/100
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

49.2

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,930m
Crossrail 2 route7,983m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,362 nationally

1,602

Est. population

10,092/km²

64%

Employed

55%

Degree educated

£45,900

Median income

5.8%

Claimant rate

Inner cityHigh densityYoung professionals

49

Community stability

Age profile

24%
19%
25%
17%
14%
Under 1824%
18–3419%
35–4926%
50–6417%
65+14%

Tenure

20%
34%
18%
27%
Own outright20%
Own (mortgage)34%
Private rent18%
Social rent27%
Shared ownership1%
Rent free1%

Ethnicity

47%
14%
23%
White British47%
White Other14%
Asian7%
Black23%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine15%
No car household43%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent27%
Private rent18%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
24
Planning apps (12 months)
2
Planning apps (3 years)
2
Local approval rate
100%
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)
22
Largest scheme
107 homes · HIGHWOOD BARRACKS, 526-532, HIGHWOOD BARRACKS, 526-532, LORDSHIP LANE, SE22
Pipeline pressure
NONE

Named schemes (500m)

NORTHWEST GARAGES, NORTHWEST GARAGES, KNAPDALE CLOSE, LONDON, SE23 3XG17 homes
completed
23 and 25, 23 and 25, Taymount Rise, SE23 3UG14 homes
completed
4, 4, KIRKDALE, SE26 4NE4 homes
completed
32a, 32a, Panmure Road, SE26 6NA2 homes
completed
Land adjacent to , 35, Land adjacent to , 35, Cheseman Street, SE261 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 3XR

Full postcodeSE23 3XR
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.437585
Longitude-0.062740
Parliamentary constituencyLewisham West and East Dulwich
CountryEngland
RegionGreater London

Trusted official data sources

Office for
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LONDONDATASTORE
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REGISTRY
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Agency
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for London
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