Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.43132, -0.05406

SE26 4LP— Sydenham, Lewisham

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

The practical family move

 

Top 10% LondonSchools 100%Safety 81/100Transport 47/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
73
Safety
81
Schools
90
Transport
47
Environment
72
Investment
54

The bottom line

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

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Location

SE26 4LP

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-0.7% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for SE26 4LP

🛡️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 4LP 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 · 1 min walk

KS2: 102.7

—

Secondary

Sydenham School

Not yet inspected · 6 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.3 incidents per 1,000 residents

Better than 54% of London
→ Stable

-21% vs borough

Crime by type

Other27%
Violence & sexual offences24%
Vehicle crime21%
Anti-social behaviour12%
Burglary8%
Drug offences3%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.4km

Crime is 7% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,101/m²
Price per ft²£381/ft²
Avg floor area81 m²

EPC breakdown

C
6%
D
17%
E
8%

Based on 31 properties · Confidence: high

Street mix

Semi 14%Terraced 30%Detached 3%Flat 54%

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£202,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+3.8%

Total change

+206%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.6%

per year

Acceleration

-48.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 70 sales

Property Type Mix

Total: 70 sales

Detached2.9%
Semi-detached14.3%
Terraced31.4%
Flat/maisonette51.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£58k-32.4%1.8
Post-dot-com plateau2001–2004£113k£275k+144.4%3
Pre-crash peak2005–2007£250k£225k-9.8%3
GFC & correction2008–2012£355k£370k+4.2%2.8
Help-to-Buy recovery2013–2016£175k£200k+14%1.8
Brexit uncertainty2017–2017£660k£660k+0%5
Pandemic surge2020–2021£569k£445k-21.7%4
Rate-rise correction2022–2023£640k£305k-52.3%2
Current market2024–2025£365k£261k-28.6%2.5

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
5.7%
District
5.7%
Terraced+0% α
Local
6.8%
District
6.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Sydenham Rail StationWindrush · Southern
6 min walk
SydenhamNational Rail
6 min walk
Forest Hill Rail StationSouthern · Windrush
11 min walk
Penge West Rail StationWindrush · Southern
20 min walk
Crystal Palace Rail StationWindrush · Southern
24 min walk
No bus stops within 400m

39

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

3.8 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 park448m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Perry Vale Car Park
719m

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: 7.4 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 25%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 9.0 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

BROMLEY DIABETES SERVICE (BECKENHAM)

BECKENHAM BEACON, 379 CROYDON ROAD, BR3 3QL

41 min walk

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

22

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bricklayers Arms (389 m)

Nearest supermarketEndora House Food & Wine · 580 m
1 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

621m

Post office

Nearby shops

Ram Convenience Store382 m
Tesco Express397 m
IBS Traditional French Bakery412 m
Kirkdale Convenience Store452 m

Nearby cafes

Uncle Tibo’s459 m
Sugahill Cafe471 m
Cobb’s Corner Cafe523 m
The Gym Cafe523 m

Nearby restaurants

Bad Brownie381 m
Mystic Burek424 m
Home Taste426 m
Hibagon Sushi and Grill429 m

Nearby pubs

Bricklayers Arms389 m
The Fox & Hounds Pub407 m
The Greyhound491 m
Station Ten500 m

Nearby gyms

PureGym446 m
Forest Hill Pools561 m
The Gym Group680 m
Energie925 m

Nearby pharmacies

Perfucare Pharmacy416 m
Touchwood Pharmacy524 m
Superdrug610 m

Nearby health

Bolney Court Dental Practice656 m
London Dental Arts843 m
Food hygiene (5-star)42% of 112

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

54

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

61.8

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,281m
Crossrail 2 route8,842m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,178 nationally

1,641

Est. population

14,016/km²

68%

Employed

52%

Degree educated

£41,700

Median income

5.7%

Claimant rate

Inner cityHigh densityEstablished mixed

49

Community stability

Age profile

25%
19%
28%
17%
Under 1826%
18–3419%
35–4928%
50–6417%
65+10%

Tenure

21%
34%
20%
24%
Own outright21%
Own (mortgage)34%
Private rent20%
Social rent24%
Shared ownership0%
Rent free1%

Ethnicity

48%
21%
White British49%
White Other13%
Asian5%
Black21%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine15%
No car household39%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Social rent24%
Private rent20%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
19
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)

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
Longfield Crescent Estate, Longfield Crescent Estate, LONGFIELD CRESCENT, SE2627 homes
completed
REAR OF, 3-33, REAR OF, 3-33, SYDENHAM PARK, SE2624 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 4LP

Full postcodeSE26 4LP
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.431317
Longitude-0.054057
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