Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42782, -0.04224

SE26 4EU— Sydenham, Lewisham

Location and area intelligence for SE26 4EU, Sydenham, Lewisham

The family fortress

 

Schools 100%Safety 82/100Transport 35/100Low yield 3.32%

Best for: Families

Compare areas

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

Liveability
61
Safety
82
Schools
90
Transport
35
Environment
74
Investment
40

The bottom line

SE26 4EU offers exceptional schools (100% Good/Outstanding) and low crime at £515,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE26 4EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-1.0% vs London avg
vs London income-0.7% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for SE26 4EU

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE26 4EU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Michael's Church of England Primary School

Not yet inspected · 2 min walk

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 8 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 43 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.7 incidents per 1,000 residents

Better than 57% of London
→ Stable

-25% vs borough

Crime by type

Violence & sexual offences32%
Other16%
Anti-social behaviour15%
Vehicle crime15%
Drug offences7%
Burglary6%
Theft5%
Robbery5%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.7km

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£515,000

Median sale price

1% below London median

£515,000 is 1% below the London median (£520,000)

0.0%

This year

Terraced

Dominant type

Price history

5-year change
+16.0%
Sales (24 months)6
New build0.0%
Avg terraced£540,000
Avg flat£362,500
Price per m²£8,022/m²
Price per ft²£745/ft²
Avg floor area63.3 m²

EPC breakdown

B
4%
C
8%
D
28%
E
4%
G
3%

Based on 47 properties · Confidence: high

Street mix

Semi 2%Terraced 65%Flat 30%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

Stamp duty

Standard buyer£13,250
First-time buyerFTB
£4,500
Additional propertyBTL/2nd
£28,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.4×

Price-to-income

£2,576/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£158,250
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)
RoofPitched, no insulation (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

1995–2026 · CAGR

+7.1%

Total change

+731%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.7%

per year

Acceleration

+19.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 91 sales

Property Type Mix

Total: 91 sales

Semi-detached2.2%
Terraced70.3%
Flat/maisonette27.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£120k+84.6%2.3
Post-dot-com plateau2001–2004£102k£199k+94.6%4.8
Pre-crash peak2005–2007£190k£235k+23.8%4
GFC & correction2009–2012£197k£243k+23.2%2
Help-to-Buy recovery2014–2016£367k£298k-18.8%4.7
Brexit uncertainty2018–2019£495k£505k+2%1.5
Pandemic surge2020–2021£460k£444k-3.5%2.5
Rate-rise correction2022–2023£403k£461k+14.4%3
Current market2024–2026£450k£540k+20%3.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
6.7%
District
6.7%
Terraced+0% α
Local
7.2%
District
7.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position40

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

Lower SydenhamNational Rail
9 min walk
Sydenham Rail StationWindrush · Southern
10 min walk
Forest Hill Rail StationSouthern · Windrush
19 min walk
Penge West Rail StationWindrush · Southern
22 min walk
Beckenham Road Tram StopTram
25 min walk
No bus stops within 400m

32

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria44 min ↑
Waterloo51 min ↑
Canary Wharf42 min ↓
City53 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)

1

EV chargers (800m)

Nearest car park252m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Customer Carpark
557m
🅿️
Staff Carpark
662m

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: 8.0 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 46%
More green space than 77% of London

Nearest SSSI: Croham Hurst SSSI — 8.8 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

BROMLEAG CARE PRACTICE

BECKENHAM CLINIC, 14 THE CRESCENT, BR3 1DU

29 min walk

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBeckenham Beacon · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketIstanbul Supermarket · 248 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)

682m

Post office

Nearby shops

Costcutter254 m
Bell Green Food & Wine385 m
Blackbird Bakery536 m
Twice Sweet & Wine644 m

Nearby cafes

Mayow Park Pavilion & Café352 m
Patty Palace763 m
On the Hoof Bistro774 m

Nearby restaurants

Jerk Garden297 m
Healthy Options336 m
Sydenham Kebab440 m
Supreme Fish Bar445 m

Nearby pubs

Prince Alfred251 m
The Bell402 m
The Golden Lion458 m
The Dolphin477 m

Nearby gyms

The Bridge Leisure Centre470 m
The Gym Group579 m
HSBC Sports and Social Club1.1 km

Nearby pharmacies

Touchwood Pharmacy608 m
Superdrug627 m
Food hygiene (5-star)50% of 58

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

40

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score19/100
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

48.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,435m
Crossrail 2 route9,751m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,014 nationally

1,535

Est. population

11,180/km²

63%

Employed

51%

Degree educated

£41,700

Median income

7.9%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

22%
22%
29%
16%
Under 1822%
18–3422%
35–4928%
50–6416%
65+11%

Tenure

21%
30%
25%
23%
Own outright21%
Own (mortgage)30%
Private rent25%
Social rent23%
Shared ownership1%
Rent free1%

Ethnicity

44%
27%
White British44%
White Other12%
Asian5%
Black27%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine20%
No car household41%
Unemployed8%
No qualifications15%

Housing tenure (Census 2021)

Private rent25%
Social rent23%

vs. London

Income vs London-0.7%
Price vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Local approval rate
0%
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)
105
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
154-158 SYDENHAM ROAD, LONDON, SE26 5JZ33 homes
completed
132, 132, Adamsrill Road, SE26 4AU25 homes
completed
255-269, 255-269, SYDENHAM ROAD, SE2624 homes
completed
181-187, 181-187, ADAMSRILL ROAD, SE2617 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
21.1%
Election year
2022
MP
Ellie Reeves (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Chris BestLabour and Co-operative Party
Liam CurranLabour and Co-operative Party
Jack LaveryLabour and Co-operative Party

Stamp Duty & Affordability Calculator

Stamp duty on median price (£515,000)

£13,250

Standard buyer

£4,500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Lewisham with nearby boroughs:

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Key facts for SE26 4EU

Full postcodeSE26 4EU
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.427820
Longitude-0.042237
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