Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42756, -0.04951

SE26 4PF— Sydenham, Lewisham

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

The practical family move

 

Schools 100%Safety 80/100Transport 45/100~2% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
64
Safety
80
Schools
90
Transport
45
Environment
72
Investment
26

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SE26 4PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for SE26 4PF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE26 4PF 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 · 7 min walk

KS2: 102.7

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 6 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.0 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-5% vs borough

Crime by type

Violence & sexual offences34%
Other27%
Vehicle crime14%
Anti-social behaviour12%
Drug offences6%
Theft5%
Burglary4%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.7km

Crime is +11% above 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£11,677/m²
Price per ft²£1,085/ft²
Avg floor area99.7 m²

EPC breakdown

C
6%
D
21%
E
6%
F
2%

Based on 35 properties · Confidence: high

Street mix

Terraced 69%Flat 31%

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£249,250
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)
GlazingSingle glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+10.8%

Total change

+1882%

Market Activity

Price Velocity & Acceleration

Current Velocity

+141.2%

per year

Acceleration

+202.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 42 sales

Property Type Mix

Total: 42 sales

Terraced69%
Flat/maisonette31%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£56k£154k+177.5%2
Post-dot-com plateau2001–2004£129k£398k+208.1%1.8
Pre-crash peak2005–2007£341k£485k+42.1%2
GFC & correction2012–2012£535k£535k+0%3
Help-to-Buy recovery2013–2014£463k£360k-22.2%3.5
Brexit uncertainty2018–2019£775k£793k+2.3%1
Pandemic surge2021–2021£500k£500k+0%3
Rate-rise correction2022–2023£1.19m£456k-61.7%1.5
Current market2024–2024£1.10m£1.10m+0%1

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
4.7%
District
4.7%
Terraced+0% α
Local
10.9%
District
10.9%

CAGR over 10yr 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
4 min walk
SydenhamNational Rail
4 min walk
Forest Hill Rail StationSouthern · Windrush
17 min walk
Penge West Rail StationWindrush · Southern
17 min walk
Crystal Palace Rail StationWindrush · Southern
24 min walk
No bus stops within 400m

49

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

4.2 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria44 min ↑
Waterloo51 min ↑
Canary Wharf42 min ↓
City53 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park250m
Santander docks (800m)0
Nearest cycle dock4.2 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.9 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
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

BROMLEY DIABETES SERVICE (BECKENHAM)

BECKENHAM BEACON, 379 CROYDON ROAD, BR3 3QL

34 min walk

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

15

Restaurants (800m)

9

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

7

Convenience

Nearest supermarketIstanbul · 167 m
1 tennis courts1 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)

230m

Post office

Nearby shops

Blackbird Bakery176 m
Haji & Sons188 m
Twice Sweet & Wine208 m
Tesco Express231 m

Nearby cafes

Mayow Park Pavilion & Café219 m
Patty Palace272 m
On the Hoof Bistro281 m
Shirin298 m

Nearby restaurants

Morley's167 m
Subway169 m
Mr Kebabish174 m
Chef's Delight183 m

Nearby pubs

The Dolphin187 m
Ignition Brewery Taproom218 m
The Golden Lion270 m
Station Ten341 m

Nearby gyms

The Gym Group200 m
PureGym467 m
Forest Hill Pools1.1 km

Nearby pharmacies

Superdrug178 m
Touchwood Pharmacy198 m

Nearby health

Bolney Court Dental Practice543 m
Food hygiene (5-star)41% of 80

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

26

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
1.6% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

34.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,938m
Crossrail 2 route9,316m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,281 nationally

1,514

Est. population

15,957/km²

59%

Employed

37%

Degree educated

£41,700

Median income

10.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

45

Community stability

Age profile

27%
18%
24%
20%
Under 1827%
18–3418%
35–4924%
50–6420%
65+12%

Tenure

13%
15%
61%
Own outright13%
Own (mortgage)16%
Private rent10%
Social rent61%
Shared ownership0%
Rent free0%

Ethnicity

41%
31%
White British41%
White Other10%
Asian7%
Black31%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household46%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent61%
Private rent10%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
0%
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
113
Largest scheme
59 homes · FORMER OUR LADY AND ST PHILIP NERI ROMAN CATHOLIC PRIMARY, MAYOW ROAD, LONDON, SE23 2XG, Our Lady and St Philip Neri Roman Catholic Primary
Pipeline pressure
NONE

Named schemes (500m)

MAYOW PARK WAREHOUSE, MAYOW ROAD, LONDON, SE23 2XJ, Mayow Park Warehouse32 homes
completed
SILVERDALE HOUSE, 1, SILVERDALE HOUSE, 1, SILVERDALE, SE2629 homes
completed
22A-24, 22A-24, Sydenham Road, SE26 5QW19 homes
completed
SITE R/O, 9, SITE R/O, 9, SILVERDALE, SE2613 homes
completed
11-13, 11-13, QUEENSTHORPE ROAD, SE2612 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 4PF

Full postcodeSE26 4PF
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.427563
Longitude-0.049512
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