Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.43026, -0.05942

SE26 4NN— Sydenham, Lewisham

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

The practical family move

 

Schools 100%Safety 80/100Transport 47/100~10% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
63
Safety
80
Schools
90
Transport
47
Environment
55
Investment
57

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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

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Location

SE26 4NN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for SE26 4NN

🛡️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 4NN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Kelvin Grove Primary School

Good · Inspected Jun 2023 · 4 min walk

KS2: 104.2

—

Secondary

Sydenham School

Not yet inspected · 6 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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.6 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences32%
Other26%
Anti-social behaviour17%
Vehicle crime11%
Drug offences6%
Burglary6%
Theft2%
Robbery2%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.7km

Crime is +10% above 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£3,525/m²
Price per ft²£327/ft²
Avg floor area48.9 m²

EPC breakdown

B
11%
C
22%
D
14%
E
1%

Based on 48 properties · Confidence: high

Street mix

Flat 100%

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£122,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1997–2025 · CAGR

+4.7%

Total change

+262%

Market Activity

Price Velocity & Acceleration

Current Velocity

+79.4%

per year

Acceleration

+120.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 108 sales

Property Type Mix

Total: 108 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£62k£64k+4.1%2.2
Post-dot-com plateau2001–2004£60k£120k+101.7%4
Pre-crash peak2005–2007£110k£100k-8.7%5
GFC & correction2008–2012£110k£102k-7%3.4
Help-to-Buy recovery2013–2016£93k£210k+125.8%3.5
Brexit uncertainty2017–2019£178k£135k-23.9%4
Pandemic surge2020–2021£163k£150k-7.7%4.5
Rate-rise correction2022–2023£133k£210k+58.5%5.5
Current market2024–2025£124k£223k+79.4%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.7%
District
4.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
14 min walk
Penge West Rail StationWindrush · Southern
18 min walk
Crystal Palace Rail StationWindrush · Southern
20 min walk
No bus stops within 400m

38

Walkability score

79

Footpaths (500m)

0

Santander docks (800m)

3.5 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

1

Car parks (800m)

2

EV chargers (800m)

Nearest car park60m
Santander docks (800m)0
Nearest cycle dock3.5 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 37%
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): 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

ST JAMES' PRACTICE

138 CROYDON ROAD, BR3 4DG

45 min walk

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

6

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

3

Convenience

Nearest supermarketEndora House Food & Wine · 645 m
9 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

727m

Post office

Nearby shops

Ram Convenience Store84 m
IBS Traditional French Bakery107 m
Tesco Express121 m
Wells Park Supermarket351 m

Nearby cafes

Sugahill Cafe387 m
Uncle Tibo’s395 m
Cobb’s Corner Cafe459 m
Dilz Cafe566 m

Nearby restaurants

Hibagon Sushi and Grill141 m
Home Taste243 m
Mystic Burek247 m
Lin Hong Garden258 m

Nearby pubs

The Fox & Hounds Pub87 m
Bricklayers Arms297 m
The Talma399 m
The Greyhound453 m

Nearby gyms

PureGym375 m
Forest Hill Pools715 m
The Gym Group829 m
Sydenham Tennis, Squash and Croquet Club914 m

Nearby pharmacies

Perfucare Pharmacy113 m
Touchwood Pharmacy470 m
Superdrug747 m

Nearby health

Bolney Court Dental Practice547 m
London Dental Arts1.0 km
Food hygiene (5-star)48% of 69

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

57

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
Gross yield
9.9% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

48.9

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,646m
Crossrail 2 route8,566m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,040 nationally

1,522

Est. population

10,230/km²

54%

Employed

45%

Degree educated

£41,700

Median income

9.5%

Claimant rate

Inner cityHigh densityEstablished mixed

49

Community stability

Age profile

24%
19%
20%
18%
19%
Under 1824%
18–3419%
35–4920%
50–6418%
65+19%

Tenure

24%
27%
15%
32%
Own outright24%
Own (mortgage)27%
Private rent15%
Social rent32%
Shared ownership2%

Ethnicity

43%
26%
White British43%
White Other12%
Asian9%
Black26%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine20%
No car household43%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Social rent32%
Private rent15%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
21
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)
17
Largest scheme
40 homes · GREYHOUND PUBLIC HOUSE 309, GREYHOUND PUBLIC HOUSE 309, KIRKDALE, SE26 4QB
Pipeline pressure
NONE

Named schemes (500m)

179, 179, DARTMOUTH ROAD, SE26 4RN33 homes
completed
REAR OF, 3-33, REAR OF, 3-33, SYDENHAM PARK, SE2624 homes
completed
WILLOW LODGE, 11, WILLOW LODGE, 11, WESTWOOD HILL, SE26 6BQ22 homes
completed
139-147, 139-147, Kirkdale, SE26 4QW14 homes
completed
148-168, 148-168, DARTMOUTH ROAD, SE2614 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 4NN

Full postcodeSE26 4NN
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.430264
Longitude-0.059424
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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