Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.43548, -0.06371

SE26 4NA— Forest Hill, Lewisham

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

The family fortress

 

Schools 100%Safety 82/100Transport 37/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
58
Safety
82
Schools
90
Transport
37
Environment
70
Investment
42

The bottom line

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

Less suited to Car-free commuters.

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Location

SE26 4NA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for SE26 4NA

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE26 4NA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Eliot Bank Primary School

Good · Inspected Apr 2023 · 3 min walk

KS2: 106.0

—

Secondary

Sydenham School

Not yet inspected · 4 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.3 incidents per 1,000 residents

Better than 55% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences29%
Other23%
Vehicle crime15%
Anti-social behaviour13%
Burglary13%
Drug offences7%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.5km

Crime is 9% below 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£4,588/m²
Price per ft²£426/ft²
Avg floor area96.7 m²

EPC breakdown

B
11%
C
31%
D
16%
E
2%

Based on 60 properties · Confidence: high

Street mix

Terraced 2%Flat 98%

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£241,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
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

1995–2025 · CAGR

+7%

Total change

+659%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.2%

per year

Acceleration

+37.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 47 sales

Property Type Mix

Total: 47 sales

Terraced2.1%
Flat/maisonette97.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£99k+70.7%2
Post-dot-com plateau2001–2004£117k£153k+30.9%2.5
Pre-crash peak2005–2007£176k£244k+38.6%2.7
GFC & correction2008–2012£245k£236k-3.7%1.3
Help-to-Buy recovery2013–2015£243k£318k+30.7%1.7
Brexit uncertainty2017–2017£378k£378k+0%2
Pandemic surge2020–2020£390k£390k+0%2
Rate-rise correction2022–2023£370k£341k-8%1.5
Current market2025–2025£440k£440k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.1%
District
7.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing10
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Forest Hill→ London Bridge· 6 tph
17 min

Nearby stations

Forest Hill Rail StationSouthern · Windrush
11 min walk
Forest HillNational Rail
11 min walk
Sydenham Rail StationWindrush · Southern
14 min walk
Penge West Rail StationWindrush · Southern
25 min walk
Crystal Palace Rail StationWindrush · Southern
25 min walk
No bus stops within 400m

24

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

3.1 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria44 min ↑
Waterloo52 min ↑
Canary Wharf44 min ↓
City55 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 park623m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Perry Vale Car Park
784m

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: 6.7 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 9.3 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): 3

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

VESTA ROAD SURGERY

58 VESTA ROAD, SE4 2NH

50 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bricklayers Arms (432 m)

Nearest supermarketForest Hill Supermarket · 863 m
3 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)

1.4km

Post office

Nearby shops

Wells Park Supermarket510 m
Tesco Express537 m
IBS Traditional French Bakery546 m
Ram Convenience Store576 m

Nearby cafes

The Lodge556 m
The Gym Cafe602 m
The Horniman Cafe657 m
Archie Parker668 m

Nearby restaurants

Lin Hong Garden408 m
Mystic Burek429 m
Home Taste430 m
Hibagon Sushi and Grill512 m

Nearby pubs

Bricklayers Arms432 m
The Talma532 m
The Fox & Hounds Pub565 m
Sylvan Post689 m

Nearby gyms

Forest Hill Pools562 m
Energie763 m
Camber Lawn Tennis Club872 m
PureGym1.0 km

Nearby pharmacies

Perfucare Pharmacy540 m

Nearby health

London Dental Arts766 m
Food hygiene (5-star)52% of 42

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

E

High street health

Investment

Investment grade, yield and market outlook

42

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

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

8/100

Velocity score

Future outlook

37.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,981m
Crossrail 2 route8,033m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,362 nationally

1,602

Est. population

10,092/km²

64%

Employed

55%

Degree educated

£45,900

Median income

5.8%

Claimant rate

Inner cityHigh densityYoung professionals

49

Community stability

Age profile

24%
19%
25%
17%
14%
Under 1824%
18–3419%
35–4926%
50–6417%
65+14%

Tenure

20%
34%
18%
27%
Own outright20%
Own (mortgage)34%
Private rent18%
Social rent27%
Shared ownership1%
Rent free1%

Ethnicity

47%
14%
23%
White British47%
White Other14%
Asian7%
Black23%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine15%
No car household43%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent27%
Private rent18%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
23
Planning apps (12 months)
2
Planning apps (3 years)
3
Local approval rate
100%
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)
11
Largest scheme
107 homes · HIGHWOOD BARRACKS, 526-532, HIGHWOOD BARRACKS, 526-532, LORDSHIP LANE, SE22
Pipeline pressure
NONE

Named schemes (500m)

NORTHWEST GARAGES, NORTHWEST GARAGES, KNAPDALE CLOSE, LONDON, SE23 3XG17 homes
completed
291-307 KIRKDALE, LONDON, SE26 4QZ, 291-3079 homes
completed
4, 4, KIRKDALE, SE26 4NE4 homes
completed
180, 180, DARTMOUTH ROAD, SE26 4QZ2 homes
completed
100, 100, KIRKDALE, SE26 4BG2 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 4NA

Full postcodeSE26 4NA
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.435478
Longitude-0.063706
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