Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.43359, -0.05741

SE26 4RH— Forest Hill, Lewisham

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

The practical family move

 

Schools 100%Safety 76/100Transport 48/100

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
76
Schools
60
Transport
48
Environment
52
Investment
66

The bottom line

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

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Location

SE26 4RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE26 4RH

🛡️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 4RH 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 · 3 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 20 min walk

6 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 · 1.3km

Crime is +38% above London average

Property

Prices, sales volume and market trends

Avg floor area77.4 m²

EPC breakdown

C
3%
D
4%

Based on 7 properties · Confidence: low

Street mix

Terraced 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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£193,500
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, as built, no insulation (assumed)
RoofPitched, 50 mm loft insulation
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

1996–2023 · CAGR

+8.2%

Total change

+735%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.9%

per year

Acceleration

-24.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 12 sales

Property Type Mix

Total: 12 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£64k£78k+22%1
Post-dot-com plateau2003–2003£175k£175k+0%1
Pre-crash peak2006–2006£187k£187k+0%1
GFC & correction2009–2011£165k£260k+57.6%1
Help-to-Buy recovery2015–2015£395k£395k+0%1
Brexit uncertainty2017–2019£405k£434k+7.2%1
Rate-rise correction2022–2023£535k£530k-0.9%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

42

Walkability score

63

Footpaths (500m)

0

Santander docks (800m)

3.6 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park418m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Perry Vale Car Park
553m
🅿️
Forest Hill Station Carpark· yes
707m

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: 7.1 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 46%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 9.2 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

35 min walk

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

25

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

3

Convenience

Nearest supermarketForest Hill Supermarket · 687 m
2 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)

942m

Post office

Nearby shops

Tesco Express300 m
IBS Traditional French Bakery323 m
Ram Convenience Store323 m
One Stop548 m

Nearby cafes

The Gym Cafe310 m
Archie Parker454 m
Big Breakfast558 m
Ounce10 Coffee585 m

Nearby restaurants

Mystic Burek212 m
Home Taste217 m
Lin Hong Garden229 m
Bad Brownie264 m

Nearby pubs

Bricklayers Arms134 m
The Fox & Hounds Pub337 m
The Hill500 m
Sylvan Post531 m

Nearby gyms

Forest Hill Pools319 m
PureGym678 m
Energie691 m
The Gym Group1.0 km

Nearby pharmacies

Perfucare Pharmacy323 m
Touchwood Pharmacy773 m
Superdrug939 m

Nearby health

London Dental Arts632 m
Bolney Court Dental Practice884 m
Food hygiene (5-star)50% of 99

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

66

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
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

32

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,531m
Crossrail 2 route8,518m

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)
23
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)
28
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
Longfield Crescent Estate, Longfield Crescent Estate, LONGFIELD CRESCENT, SE2627 homes
completed
REAR OF, 3-33, REAR OF, 3-33, SYDENHAM PARK, SE2624 homes
completed
139-147, 139-147, Kirkdale, SE26 4QW14 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 4RH

Full postcodeSE26 4RH
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.433594
Longitude-0.057413
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