Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.43013, -0.05717

SE26 4LS— Sydenham, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 48/100

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
69
Safety
81
Schools
90
Transport
48
Environment
54
Investment
58

The bottom line

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

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Location

SE26 4LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE26 4LS

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE26 4LS 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 · 2 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 20 min walk

5 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

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 · 1.7km

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area60.8 m²

EPC breakdown

C
23%
D
19%
E
1%

Based on 43 properties · Confidence: high

Street mix

Semi 27%Flat 73%

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£152,000
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)
Roof(another dwelling above)
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

2005–2022 · CAGR

+8.1%

Total change

+274%

Market Activity

Price Velocity & Acceleration

Current Velocity

-60.8%

per year

Acceleration

-274.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached28.6%
Flat/maisonette71.4%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2006£87k£139k+59.8%1
GFC & correction2008–2012£267k£360k+34.8%1.5
Help-to-Buy recovery2016–2016£318k£318k+0%2
Brexit uncertainty2017–2017£265k£265k+0%2
Pandemic surge2021–2021£830k£830k+0%1
Rate-rise correction2022–2022£325k£325k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-16.5%
District
-16.5%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
5 min walk
SydenhamNational Rail
5 min walk
Forest Hill Rail StationSouthern · Windrush
13 min walk
Penge West Rail StationWindrush · Southern
18 min walk
Crystal Palace Rail StationWindrush · Southern
21 min walk
6 bus routes · 7 stops within 400m · 154 buses/hr peak

58

Walkability score

88

Footpaths (500m)

0

Santander docks (800m)

3.7 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

1

Car parks (800m)

2

EV chargers (800m)

Nearest car park218m
Santander docks (800m)0
Nearest cycle dock3.7 km

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: 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: 7.4 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

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): 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

45 min walk

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.8 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

41

Parks (1km)

12

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

5

Convenience

Nearest supermarketEndora House Food & Wine · 533 m
8 tennis courts2 swimming pools3 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)

606m

Post office

Nearby shops

Ram Convenience Store191 m
Tesco Express225 m
IBS Traditional French Bakery226 m
Kirkdale Convenience Store305 m

Nearby cafes

Uncle Tibo’s313 m
Sugahill Cafe314 m
Cobb’s Corner Cafe384 m
Dilz Cafe459 m

Nearby restaurants

Hibagon Sushi and Grill257 m
Home Taste319 m
Mystic Burek321 m
Nando's338 m

Nearby pubs

The Fox & Hounds Pub212 m
Bricklayers Arms337 m
The Greyhound366 m
The Pavillion406 m

Nearby gyms

PureGym295 m
Forest Hill Pools689 m
The Gym Group699 m
Sydenham Tennis, Squash and Croquet Club909 m

Nearby pharmacies

Perfucare Pharmacy232 m
Touchwood Pharmacy391 m
Superdrug618 m

Nearby health

Bolney Court Dental Practice499 m
London Dental Arts998 m
Food hygiene (5-star)42% of 83

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

58

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

42.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,488m
Crossrail 2 route8,712m

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)
25
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
179, 179, DARTMOUTH ROAD, SE26 4RN33 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
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 4LS

Full postcodeSE26 4LS
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.430127
Longitude-0.057171
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