Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.43841, -0.05509

SE23 3XT— Forest Hill, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 56/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
75
Schools
60
Transport
56
Environment
71
Investment
39

The bottom line

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

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Location

SE23 3XT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE23 3XT

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

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“The practical family move”

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How SE23 3XT 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 · 7 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

Chelwood Nursery School

Not inspected · 30 min walk

9 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)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 860m

Crime is +58% above 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£10,408/m²
Price per ft²£967/ft²
Avg floor area73.2 m²

EPC breakdown

C
17%
D
6%
E
1%

Based on 24 properties · Confidence: medium

Street mix

Terraced 95%Detached 3%Other 3%

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£183,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

2001–2025 · CAGR

+4.9%

Total change

+212%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.4%

per year

Acceleration

+32.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 38 sales

Property Type Mix

Total: 38 sales

Detached2.6%
Terraced97.4%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£245k£275k+12.2%2.5
Pre-crash peak2005–2006£275k£250k-9.1%4.5
GFC & correction2009–2011£244k£360k+47.5%2
Help-to-Buy recovery2013–2016£400k£530k+32.5%1.5
Brexit uncertainty2017–2017£550k£550k+0%1
Pandemic surge2020–2021£525k£535k+1.9%1.5
Rate-rise correction2023–2023£550k£550k+0%1
Current market2024–2025£565k£765k+35.4%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.1%
District
4.1%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
2 min walk
Forest HillNational Rail
2 min walk
Sydenham Rail StationWindrush · Southern
16 min walk
Honor Oak Park Rail StationWindrush · Southern
18 min walk
Penge West Rail StationWindrush · Southern
29 min walk
No bus stops within 400m

62

Walkability score

127

Footpaths (500m)

0

Santander docks (800m)

3.5 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 park97m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Perry Vale Car Park
161m
🅿️
Forest Hill Station Carpark· yes
163m

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
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 AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 9.7 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

OHL WEIGHT MANAGEMENT CLINIC

OHL 3RD FLOOR, LAURENCE HOUSE, 1 CATFORD ROAD, SE6 4FN

30 min walk

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

24

Restaurants (800m)

13

Cafes (800m)

9

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketForest Hill Supermarket · 182 m
2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

9

Late-night venues

C
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 Stop39 m
Siddons News751 m
Wine Merchant768 m
Tesco Express852 m

Nearby cafes

Ounce10 Coffee54 m
Big Breakfast71 m
Costa78 m
The Guava Kitchen122 m

Nearby restaurants

Wok Express42 m
Authentic Kebabs69 m
Ama Sushi108 m
Pizza Hut Delivery119 m

Nearby pubs

Sylvan Post48 m
The Hill75 m
Bird in Hand83 m
Dartmouth Arms95 m

Nearby gyms

Energie134 m
Forest Hill Pools244 m
PureGym1.2 km

Nearby pharmacies

Perfucare Pharmacy873 m

Nearby health

London Dental Arts86 m
Dental Beauty Forest Hill794 m
Food hygiene (5-star)44% of 86

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

39

Investment score

Weak

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

Low gross yield (2.2%) 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
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

4/100

Velocity score

Future outlook

51.6

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,405m
Crossrail 2 route8,411m

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)
19
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)
62
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)

All land and buildings at 1-16, All land and buildings at 1-16, Clyde Terrace, Forest Hill, SE23 3JQ52 homes
completed
FAIRWAY HOUSE, REAR OF 53, FAIRWAY HOUSE, REAR OF 53, DARTMOUTH ROAD, SE23 3HN27 homes
completed
Longfield Crescent Estate, Longfield Crescent Estate, LONGFIELD CRESCENT, SE2627 homes
completed
PHOENIX WORKS, PHOENIX WORKS, BIRD-IN-HAND PASSAGE, SE23 3HW26 homes
completed
LAND AT WALDRAM CRESCENT TO THE REAR OF 1-17 STANSTEAD RD LONDON, SE2322 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 3XT

Full postcodeSE23 3XT
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.438411
Longitude-0.055093
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