Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43147, -0.04227

SE26 4AF— Perry Vale, Lewisham

Location and area intelligence for SE26 4AF, Perry Vale, Lewisham

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 35/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
80
Schools
90
Transport
35
Environment
73
Investment
31

The bottom line

SE26 4AF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE26 4AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for SE26 4AF

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE26 4AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Adamsrill Primary School

Not yet inspected · 1 min walk

KS2: 105.8

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 5 min walk

P8: +0.31A8: 50.7

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 · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.9 incidents per 1,000 residents

Better than 50% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences28%
Other25%
Vehicle crime17%
Anti-social behaviour16%
Drug offences8%
Theft4%
Robbery2%
Burglary2%

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 · 1.3km

Crime is 0% below 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£7,780/m²
Price per ft²£723/ft²
Avg floor area93.5 m²

EPC breakdown

C
7%
D
14%

Based on 21 properties · Confidence: medium

Street mix

Semi 2%Terraced 98%

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
Rebuild cost estimate£233,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8%

Total change

+980%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.3%

per year

Acceleration

+25.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 52 sales

Property Type Mix

Total: 52 sales

Semi-detached1.9%
Terraced98.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£79k£146k+85.5%2
Post-dot-com plateau2001–2004£148k£223k+51%3.7
Pre-crash peak2005–2007£232k£298k+28.5%1.7
GFC & correction2008–2012£311k£289k-7%2.8
Help-to-Buy recovery2014–2014£470k£470k+0%5
Brexit uncertainty2019–2019£580k£580k+0%3
Rate-rise correction2022–2022£605k£605k+0%1
Current market2024–2026£715k£850k+18.9%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.5%
District
9.5%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

7out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing3
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Lower Sydenham

Nearby stations

Sydenham Rail StationWindrush · Southern
12 min walk
Lower SydenhamNational Rail
12 min walk
Forest Hill Rail StationSouthern · Windrush
14 min walk
Penge West Rail StationWindrush · Southern
25 min walk
Honor Oak Park Rail StationWindrush · Southern
26 min walk
No bus stops within 400m

25

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge ★36 min
Victoria55 min ↑
Waterloo45 min ↑
Canary Wharf43 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

13

Car parks (800m)

2

EV chargers (800m)

Nearest car park363m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
Customer Carpark
525m
🅿️
Staff Carpark
683m

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: 7.6 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 9.2 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield851.1 kWh/kWp/yr

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

26 min walk

0

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketCorner Shop · 414 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

893m

Post office

Nearby shops

Bell Green Food & Wine373 m
Costcutter437 m
Siddons News665 m
Tesco Express742 m

Nearby cafes

Mayow Park Pavilion & Café447 m

Nearby restaurants

Perry Fish & Chips360 m
McDonald's602 m
Jerk Garden676 m
Healthy Options693 m

Nearby pubs

Prince Of Wales249 m
The Bell463 m
Prince Alfred645 m
Railway Tavern739 m

Nearby gyms

The Bridge Leisure Centre723 m
The Gym Group826 m

Nearby pharmacies

Superdrug837 m
Touchwood Pharmacy842 m

Nearby health

Jenner Health Centre1.2 km
Food hygiene (5-star)49% of 47

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

31

Investment score

Weak

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

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

42.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,464m
Crossrail 2 route9,560m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,414 nationally

1,756

Est. population

10,451/km²

66%

Employed

54%

Degree educated

£39,600

Median income

6.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

48

Community stability

Age profile

23%
19%
25%
18%
14%
Under 1823%
18–3419%
35–4925%
50–6418%
65+14%

Tenure

27%
34%
23%
15%
Own outright27%
Own (mortgage)34%
Private rent23%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

51%
20%
White British51%
White Other11%
Asian6%
Black20%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine15%
No car household39%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent23%
Social rent15%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
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)
108
Largest scheme
156 homes · FORMER BELL GREEN GASWORKS SITE, FORMER BELL GREEN GASWORKS SITE, BELL GREEN, SE26 4PU
Pipeline pressure
NONE

Named schemes (500m)

FORMER SYDENHAM CHILDRENS HOSPITAL, FORMER SYDENHAM CHILDRENS HOSPITAL, SYDENHAM ROAD, SE2650 homes
completed
MAYOW PARK WAREHOUSE, MAYOW ROAD, LONDON, SE23 2XJ, Mayow Park Warehouse32 homes
completed
132, 132, Adamsrill Road, SE26 4AU25 homes
completed
181-187, 181-187, ADAMSRILL ROAD, SE2617 homes
completed
FOREST HILL SPORTS CLUB, FOREST HILL SPORTS CLUB, PERRY RISE ROAD, QUEENSWOOD ROAD, SE2315 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

Sakina SheikhLabour and Co-operative Party
Susan WiseLabour and Co-operative Party
John PaschoudLabour and Co-operative Party

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Key facts for SE26 4AF

Full postcodeSE26 4AF
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.431471
Longitude-0.042268
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