Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42913, -0.05412

SE26 4NT— Sydenham, Lewisham

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

The practical family move

 

Top 13% LondonSchools 100%Safety 81/100Transport 51/100Yield 3.80%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
72
Safety
81
Schools
90
Transport
51
Environment
72
Investment
46

The bottom line

SE26 4NT offers exceptional schools (100% Good/Outstanding) and low crime at £450,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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

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Location

SE26 4NT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income-0.7% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for SE26 4NT

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

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“The practical family move”

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How SE26 4NT 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 · 3 min walk

KS2: 102.7

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 7 min walk

P8: +0.31A8: 50.7

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 · 23 min walk

7 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 · 1.7km

Crime is 7% below London average

Property

2 Jul

Prices, sales volume and market trends

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

+2.8%

This year

Flat

Dominant type

Price history

5-year change
+14.6%
Sales (24 months)9
New build0.0%
Avg terraced£950,000
Avg flat£447,500
Price per m²£5,754/m²
Price per ft²£535/ft²
Avg floor area82.8 m²

EPC breakdown

C
18%
D
35%
E
4%
F
1%
G
2%

Based on 60 properties · Confidence: high

Street mix

Semi 1%Terraced 15%Detached 4%Flat 80%

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

Stamp duty

Standard buyer£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.8×

Price-to-income

£2,251/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£207,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+7.4%

Total change

+693%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.8%

per year

Acceleration

+1.09

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 70 sales

Property Type Mix

Total: 70 sales

Detached4.3%
Semi-detached1.4%
Terraced15.7%
Flat/maisonette78.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£58k£192k+231%1.5
Post-dot-com plateau2001–2004£120k£124k+3.3%2.5
Pre-crash peak2005–2007£215k£186k-13.7%2
GFC & correction2008–2012£243k£270k+11.3%2.6
Help-to-Buy recovery2013–2016£320k£435k+35.9%2
Brexit uncertainty2017–2019£331k£175k-47.1%2.7
Pandemic surge2020–2021£465k£393k-15.6%1.5
Rate-rise correction2022–2022£515k£515k+0%5
Current market2024–2026£440k£460k+4.5%3.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.4%
District
6.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Sydenham Rail StationWindrush · Southern
3 min walk
SydenhamNational Rail
3 min walk
Forest Hill Rail StationSouthern · Windrush
14 min walk
Penge West Rail StationWindrush · Southern
17 min walk
Crystal Palace Rail StationWindrush · Southern
22 min walk
6 bus routes · 4 stops within 400m · 83 buses/hr peak

60

Walkability score

76

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 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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 16%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 8.7 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

43 min walk

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

18

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

11

Convenience

Nearest supermarketEndora House Food & Wine · 342 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)

396m

Post office

Nearby shops

Kirkdale Convenience Store232 m
Sainsbury's Local245 m
BOB Wines269 m
Palace Wines280 m

Nearby cafes

Uncle Tibo’s237 m
Sugahill Cafe254 m
Dilz Cafe286 m
Cobb’s Corner Cafe292 m

Nearby restaurants

Nando's247 m
Vietsan372 m
Gurkhas383 m
Chef's Delight387 m

Nearby pubs

The Greyhound256 m
Station Ten257 m
The Pavillion270 m
Ignition Brewery Taproom398 m

Nearby gyms

PureGym230 m
The Gym Group474 m
Forest Hill Pools800 m
Sydenham Tennis, Squash and Croquet Club863 m

Nearby pharmacies

Touchwood Pharmacy291 m
Superdrug396 m
Perfucare Pharmacy471 m

Nearby health

Bolney Court Dental Practice426 m
London Dental Arts1.1 km
Food hygiene (5-star)44% of 98

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

46

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

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

68.2

Price growth score

B
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,269m
Crossrail 2 route8,951m

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%
Price vs London-13.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
17
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
22A-24, 22A-24, Sydenham Road, SE26 5QW19 homes
completed
2-8, 2-8, STATION APPROACH, SYDENHAM ROAD, SE26 5EU14 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£450,000)

£10,000

Standard buyer

£1,250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE26 4NT

Full postcodeSE26 4NT
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.429133
Longitude-0.054121
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