Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.43543, -0.05790

SE26 4RG— Forest Hill, Lewisham

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

The practical family move

 

Schools 100%Safety 76/100Transport 51/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
76
Schools
60
Transport
51
Environment
56
Investment
36

The bottom line

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

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Location

SE26 4RG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+38.0% vs London avg

Deep-dive guides for SE26 4RG

🛡️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 4RG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Holy Trinity Church of England Primary School

Not yet inspected · 1 min walk

KS2: 108.6

—

Secondary

Sydenham School

Not yet inspected · 2 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.0 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+19% vs borough

Crime by type

Other31%
Violence & sexual offences30%
Anti-social behaviour19%
Vehicle crime7%
Drug offences5%
Burglary4%
Robbery3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.2km

Crime is +38% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£7,558/m²
Price per ft²£702/ft²
Avg floor area90.6 m²

EPC breakdown

C
11%
D
12%
E
2%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Terraced 89%Detached 12%

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£226,500
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
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (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

+9.1%

Total change

+1035%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.4%

per year

Acceleration

+2.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 26 sales

Property Type Mix

Total: 26 sales

Detached11.5%
Terraced88.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£76k£195k+157.4%2
Post-dot-com plateau2001–2004£128k£330k+157.3%1.5
Pre-crash peak2006–2006£227k£227k+0%1
GFC & correction2008–2012£245k£489k+99.6%1
Help-to-Buy recovery2013–2013£249k£249k+0%1
Brexit uncertainty2017–2017£460k£460k+0%1
Pandemic surge2020–2021£585k£610k+4.3%1
Rate-rise correction2023–2023£476k£476k+0%3
Current market2024–2025£635k£860k+35.4%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.2%
District
8.2%

CAGR over 27yr 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 Volume53
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Forest Hill Rail StationSouthern · Windrush
7 min walk
Forest HillNational Rail
7 min walk
Sydenham Rail StationWindrush · Southern
12 min walk
Honor Oak Park Rail StationWindrush · Southern
23 min walk
Penge West Rail StationWindrush · Southern
25 min walk
No bus stops within 400m

45

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park425m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Perry Vale Car Park
425m
🅿️
Forest Hill Station Carpark· yes
544m

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: 6.9 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 9.4 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

OHL WEIGHT MANAGEMENT CLINIC

OHL 3RD FLOOR, LAURENCE HOUSE, 1 CATFORD ROAD, SE6 4FN

34 min walk

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

24

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketForest Hill Supermarket · 540 m
2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

One Stop383 m
Tesco Express474 m
IBS Traditional French Bakery495 m
Ram Convenience Store504 m

Nearby cafes

The Gym Cafe205 m
Archie Parker310 m
Big Breakfast402 m
Ounce10 Coffee421 m

Nearby restaurants

Bamboo House244 m
Fortune Inn270 m
Bad Brownie275 m
Forest Hill Kebab House277 m

Nearby pubs

Bricklayers Arms289 m
The Hill350 m
Sylvan Post367 m
Bird in Hand380 m

Nearby gyms

Forest Hill Pools177 m
Energie509 m
PureGym885 m

Nearby pharmacies

Perfucare Pharmacy493 m
Touchwood Pharmacy980 m

Nearby health

London Dental Arts466 m
Bolney Court Dental Practice1.1 km
Food hygiene (5-star)47% of 100

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

36

Investment score

Weak

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

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

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

48.4

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,578m
Crossrail 2 route8,393m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,146 nationally

2,133

Est. population

11,179/km²

64%

Employed

53%

Degree educated

£45,900

Median income

10.7%

Claimant rate

Inner cityHigh densityEstablished mixed

43

Community stability

Age profile

25%
24%
24%
16%
Under 1825%
18–3424%
35–4924%
50–6416%
65+10%

Tenure

15%
27%
21%
34%
Own outright15%
Own (mortgage)27%
Private rent21%
Social rent34%
Shared ownership3%
Rent free1%

Ethnicity

41%
15%
23%
White British41%
White Other15%
Asian7%
Black23%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine17%
No car household50%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Social rent34%
Private rent21%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
26
Planning apps (3 years)
1
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)
36
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)

All land and buildings at 1-16, All land and buildings at 1-16, Clyde Terrace, Forest Hill, SE23 3JQ52 homes
completed
179, 179, DARTMOUTH ROAD, SE26 4RN33 homes
completed
FAIRWAY HOUSE, REAR OF 53, FAIRWAY HOUSE, REAR OF 53, DARTMOUTH ROAD, SE23 3HN27 homes
completed
Longfield Crescent Estate, Longfield Crescent Estate, LONGFIELD CRESCENT, SE2627 homes
completed
REAR OF, 3-33, REAR OF, 3-33, SYDENHAM PARK, SE2624 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 4RG

Full postcodeSE26 4RG
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.435427
Longitude-0.057896
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