Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.43116, -0.06021

SE26 4BB— Forest Hill, Lewisham

Location and area intelligence for SE26 4BB, Forest Hill, Lewisham

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 41/100

Best for: Families

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Strong for families — high safety and school scores

Liveability
61
Safety
80
Schools
90
Transport
41
Environment
55
Investment
55

The bottom line

SE26 4BB 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

SE26 4BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for SE26 4BB

🛡️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 4BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Kelvin Grove Primary School

Good · Inspected Jun 2023 · 3 min walk

KS2: 104.2

—

Secondary

Sydenham School

Not yet inspected · 4 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.9 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-11% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences25%
Other20%
Vehicle crime13%
Robbery5%
Burglary5%
Drug offences4%
Theft3%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.7km

Crime is +4% above London average

Property

Prices, sales volume and market trends

Avg floor area77.3 m²

EPC breakdown

C
7%
D
10%
E
1%

Based on 18 properties · Confidence: medium

Street mix

Terraced 60%Flat 20%Other 20%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£193,250
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)
GlazingPartial double glazing
Council tax band Band CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2023 · CAGR

+3.4%

Total change

+59%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.9%

per year

Acceleration

-51.61

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 4 sales

Property Type Mix

Total: 4 sales

Terraced75%
Flat/maisonette25%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2009£220k£220k+0%2
Help-to-Buy recovery2013–2013£340k£340k+0%1
Rate-rise correction2023–2023£350k£350k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Sydenham→ London Bridge· 6 tph
20 min

Nearby stations

Sydenham Rail StationWindrush · Southern
8 min walk
SydenhamNational Rail
8 min walk
Forest Hill Rail StationSouthern · Windrush
13 min walk
Penge West Rail StationWindrush · Southern
19 min walk
Crystal Palace Rail StationWindrush · Southern
21 min walk
No bus stops within 400m

35

Walkability score

79

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

1

Car parks (800m)

2

EV chargers (800m)

Nearest car park96m
Santander docks (800m)0
Nearest cycle dock3.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 7.2 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 8.9 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): 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 yield851.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ST JAMES' PRACTICE

138 CROYDON ROAD, BR3 4DG

47 min walk

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

7

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketEndora House Food & Wine · 754 m
6 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

834m

Post office

Nearby shops

IBS Traditional French Bakery16 m
Tesco Express36 m
Ram Convenience Store50 m
Wells Park Supermarket290 m

Nearby cafes

Sugahill Cafe500 m
Uncle Tibo’s507 m
Cobb’s Corner Cafe573 m
The Gym Cafe643 m

Nearby restaurants

Hibagon Sushi and Grill30 m
Home Taste143 m
Mystic Burek147 m
Lin Hong Garden152 m

Nearby pubs

The Fox & Hounds Pub29 m
Bricklayers Arms213 m
The Talma343 m
The Greyhound565 m

Nearby gyms

PureGym488 m
Forest Hill Pools647 m
Energie1.0 km
Sydenham Tennis, Squash and Croquet Club1.0 km

Nearby pharmacies

Perfucare Pharmacy13 m
Touchwood Pharmacy583 m
Superdrug851 m

Nearby health

Bolney Court Dental Practice659 m
London Dental Arts959 m
Food hygiene (5-star)55% of 60

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

55

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
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

25.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,706m
Crossrail 2 route8,472m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,242 nationally

1,753

Est. population

10,542/km²

70%

Employed

58%

Degree educated

£45,900

Median income

6.3%

Claimant rate

SuburbanHigh densityEstablished mixed

43

Community stability

Age profile

24%
23%
27%
17%
Under 1824%
18–3423%
35–4927%
50–6417%
65+9%

Tenure

18%
35%
30%
16%
Own outright18%
Own (mortgage)35%
Private rent30%
Social rent16%
Shared ownership2%
Rent free0%

Ethnicity

45%
18%
16%
White British45%
White Other18%
Asian8%
Black16%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine13%
No car household47%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent30%
Social rent16%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
25
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
40 homes · GREYHOUND PUBLIC HOUSE 309, GREYHOUND PUBLIC HOUSE 309, KIRKDALE, SE26 4QB
Pipeline pressure
NONE

Named schemes (500m)

179, 179, DARTMOUTH ROAD, SE26 4RN33 homes
completed
REAR OF, 3-33, REAR OF, 3-33, SYDENHAM PARK, SE2624 homes
completed
WILLOW LODGE, 11, WILLOW LODGE, 11, WESTWOOD HILL, SE26 6BQ22 homes
completed
139-147, 139-147, Kirkdale, SE26 4QW14 homes
completed
148-168, 148-168, DARTMOUTH ROAD, SE2614 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 SE26 4BB

Full postcodeSE26 4BB
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.431158
Longitude-0.060206
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