Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.43307, -0.05670

SE26 4EB— Forest Hill, Lewisham

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

The practical family move

 

Schools 100%Safety 76/100Transport 49/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
76
Schools
60
Transport
49
Environment
55
Investment
46

The bottom line

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

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Location

SE26 4EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+38.0% vs London avg

Deep-dive guides for SE26 4EB

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

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Postcode Personality

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“The practical family move”

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How SE26 4EB 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 · 3 min walk

KS2: 108.6

—

Secondary

Sydenham School

Not yet inspected · 3 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 · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.0 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+19% vs borough

Crime by type

Other31%
Violence & sexual offences30%
Anti-social behaviour19%
Vehicle crime7%
Drug offences5%
Burglary4%
Robbery3%
Theft2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.4km

Crime is +38% 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£8,496/m²
Price per ft²£789/ft²
Avg floor area51 m²

EPC breakdown

C
32%
D
1%

Based on 33 properties · Confidence: high

Street mix

Flat 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
Rebuild cost estimate£127,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsSolid brick, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+8%

Total change

+695%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.6%

per year

Acceleration

+23.90

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£55k£55k+0%1
Post-dot-com plateau2001–2001£110k£110k+0%1
GFC & correction2011–2011£145k£145k+0%1
Help-to-Buy recovery2013–2013£250k£250k+0%1
Brexit uncertainty2017–2017£300k£300k+0%1
Pandemic surge2021–2021£300k£300k+0%1
Rate-rise correction2022–2023£395k£370k-6.3%1
Current market2024–2024£435k£435k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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
9 min walk
Penge West Rail StationWindrush · Southern
22 min walk
Crystal Palace Rail StationWindrush · Southern
25 min walk
No bus stops within 400m

41

Walkability score

65

Footpaths (500m)

0

Santander docks (800m)

3.6 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park397m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Perry Vale Car Park
579m
🅿️
Forest Hill Station Carpark· yes
745m

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: 7.1 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 9.1 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): 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 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

48 min walk

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 2.0 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

32

Parks (1km)

25

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketForest Hill Supermarket · 718 m
1 tennis courts2 swimming pools1 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)

869m

Post office

Nearby shops

Tesco Express288 m
Ram Convenience Store301 m
IBS Traditional French Bakery311 m
Wells Park Supermarket584 m

Nearby cafes

The Gym Cafe342 m
Archie Parker490 m
Big Breakfast595 m
Ounce10 Coffee625 m

Nearby restaurants

Mystic Burek230 m
Home Taste234 m
Lin Hong Garden253 m
Bad Brownie260 m

Nearby pubs

Bricklayers Arms162 m
The Fox & Hounds Pub320 m
The Hill536 m
Bird in Hand569 m

Nearby gyms

Forest Hill Pools361 m
PureGym615 m
Energie738 m
The Gym Group938 m

Nearby pharmacies

Perfucare Pharmacy312 m
Touchwood Pharmacy709 m
Superdrug864 m

Nearby health

London Dental Arts672 m
Bolney Court Dental Practice825 m
Food hygiene (5-star)47% of 108

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

46

Investment score

Moderate

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
3.9% (average)London avg: 3.8%Above average yield
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

49.6

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,477m
Crossrail 2 route8,589m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,146 nationally

2,133

Est. population

11,179/km²

64%

Employed

53%

Degree educated

£45,900

Median income

10.7%

Claimant rate

Inner cityHigh densityEstablished mixed

43

Community stability

Age profile

25%
24%
24%
16%
Under 1825%
18–3424%
35–4924%
50–6416%
65+10%

Tenure

15%
27%
21%
34%
Own outright15%
Own (mortgage)27%
Private rent21%
Social rent34%
Shared ownership3%
Rent free1%

Ethnicity

41%
15%
23%
White British41%
White Other15%
Asian7%
Black23%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine17%
No car household50%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Social rent34%
Private rent21%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
21
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)
28
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
179, 179, DARTMOUTH ROAD, SE26 4RN33 homes
completed
Longfield Crescent Estate, Longfield Crescent Estate, LONGFIELD CRESCENT, SE2627 homes
completed
REAR OF, 3-33, REAR OF, 3-33, SYDENHAM PARK, SE2624 homes
completed
139-147, 139-147, Kirkdale, SE26 4QW14 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 4EB

Full postcodeSE26 4EB
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.433069
Longitude-0.056701
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