Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42806, -0.05494

SE26 4LD— Sydenham, Lewisham

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

The practical family move

 

Schools 100%Safety 65/100Transport 61/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
65
Schools
90
Transport
61
Environment
54
Investment
44

The bottom line

SE26 4LD offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how SE26 4LD scores on each.

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Location

SE26 4LD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+148.0% vs London avg

Deep-dive guides for SE26 4LD

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE26 4LD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Bartholomews's Church of England Primary School

Good · Inspected Jul 2023 · 4 min walk

KS2: 102.7

—

Secondary

Sydenham School

Not yet inspected · 9 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

161.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+113% vs borough

Crime by type

Other37%
Violence & sexual offences24%
Anti-social behaviour20%
Vehicle crime6%
Drug offences4%
Robbery4%
Theft3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.8km

Crime is +148% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,402/m²
Price per ft²£595/ft²
Avg floor area95 m²

EPC breakdown

B
1%
C
9%
D
8%

Based on 18 properties · Confidence: medium

Street mix

Terraced 55%Flat 46%

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£237,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
RoofPitched, 200 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

1998–2025 · CAGR

+7.7%

Total change

+642%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.8%

per year

Acceleration

-14.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £600k–£700k · 11 sales

Property Type Mix

Total: 11 sales

Terraced54.5%
Flat/maisonette45.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£76k£76k+0%2
Post-dot-com plateau2004–2004£170k£170k+0%1
GFC & correction2011–2011£188k£188k+0%1
Help-to-Buy recovery2016–2016£365k£365k+0%1
Brexit uncertainty2019–2019£568k£568k+0%2
Pandemic surge2020–2020£510k£510k+0%1
Rate-rise correction2023–2023£645k£645k+0%1
Current market2024–2025£650k£560k-13.8%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Sydenham Rail StationWindrush · Southern
1 min walk
SydenhamNational Rail
1 min walk
Penge West Rail StationWindrush · Southern
15 min walk
Forest Hill Rail StationSouthern · Windrush
16 min walk
Crystal Palace Rail StationWindrush · Southern
21 min walk
6 bus routes · 5 stops within 400m · 110 buses/hr peak

61

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge ★35 min
Victoria43 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)

2

EV chargers (800m)

Nearest car park448m
Santander docks (800m)0
Nearest cycle dock3.9 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: 7.7 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 8.6 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

41 min walk

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

12

Convenience

Nearest supermarketEndora House Food & Wine · 255 m
8 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

331m

Post office

Nearby shops

Kirkdale Convenience Store105 m
Sainsbury's Local113 m
BOB Wines156 m
Centre News160 m

Nearby cafes

Uncle Tibo’s108 m
Sugahill Cafe128 m
Cobb’s Corner Cafe159 m
Dilz Cafe183 m

Nearby restaurants

Nando's115 m
Vietsan302 m
Gurkhas334 m
Chef's Delight339 m

Nearby pubs

The Greyhound124 m
The Pavillion145 m
Station Ten145 m
Ignition Brewery Taproom337 m

Nearby gyms

PureGym106 m
The Gym Group432 m
Sydenham Tennis, Squash and Croquet Club730 m
Forest Hill Pools913 m

Nearby pharmacies

Touchwood Pharmacy159 m
Superdrug350 m
Perfucare Pharmacy498 m

Nearby health

Bolney Court Dental Practice294 m
London Dental Arts1.2 km
Food hygiene (5-star)46% of 92

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

44

Investment score

Moderate

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

Low gross yield (2.8%) 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
2.8% (low)London avg: 3.8%Below average yield — bottom 67%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43.8

Price growth score

D
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,318m
Crossrail 2 route8,956m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,901 nationally

1,785

Est. population

10,225/km²

68%

Employed

49%

Degree educated

£41,700

Median income

8.2%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

36

Community stability

Age profile

22%
26%
26%
17%
Under 1822%
18–3426%
35–4926%
50–6417%
65+9%

Tenure

20%
33%
35%
Own outright11%
Own (mortgage)20%
Private rent33%
Social rent35%
Shared ownership1%

Ethnicity

36%
16%
24%
White British36%
White Other16%
Asian7%
Black24%
Mixed12%
Other5%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household54%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Social rent35%
Private rent33%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
14
Planning apps (3 years)
1
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
21
Largest scheme
40 homes · GREYHOUND PUBLIC HOUSE 309, GREYHOUND PUBLIC HOUSE 309, KIRKDALE, SE26 4QB
Pipeline pressure
NONE

Named schemes (500m)

GREYHOUND PUBLIC HOUSE 309, GREYHOUND PUBLIC HOUSE 309, KIRKDALE, SE26 4QB40 homes
completed
SITE OF THE FORMER ELECTRICITY DEPOT, 6, SITE OF THE FORMER ELECTRICITY DEPOT, 6, SILVERDALE, SE2639 homes
completed
SILVERDALE HOUSE, 1, SILVERDALE HOUSE, 1, SILVERDALE, SE2629 homes
completed
GRACE LODGE, 5-7, GRACE LODGE, 5-7, LAWRIE PARK ROAD, SE2628 homes
completed
22A-24, 22A-24, Sydenham Road, SE26 5QW19 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

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Key facts for SE26 4LD

Full postcodeSE26 4LD
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.428058
Longitude-0.054943
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
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