Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.43467, -0.05765

SE26 4RW— Forest Hill, Lewisham

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

The practical family move

 

Schools 100%Safety 76/100Transport 50/100

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
76
Schools
60
Transport
50
Environment
52
Investment
66

The bottom line

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

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Location

SE26 4RW

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 4RW

🛡️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 4RW 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 · 2 min walk

KS2: 108.6

—

Secondary

Sydenham School

Not yet inspected · 1 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

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 area91.1 m²

EPC breakdown

C
6%
D
3%
G
1%

Based on 10 properties · Confidence: medium

Street mix

Terraced 77%Flat 23%

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£227,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, insulated
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

1999–2023 · CAGR

+8.1%

Total change

+546%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.1%

per year

Acceleration

-105.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 13 sales

Property Type Mix

Total: 13 sales

Terraced76.9%
Flat/maisonette23.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£82k£82k+0%2
Post-dot-com plateau2002–2004£185k£210k+13.5%1
Pre-crash peak2006–2006£206k£206k+0%1
GFC & correction2011–2011£340k£340k+0%1
Brexit uncertainty2018–2019£595k£326k-45.2%2
Pandemic surge2020–2020£620k£620k+0%1
Rate-rise correction2023–2023£526k£526k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
11%
District
11%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
8 min walk
Forest HillNational Rail
8 min walk
Sydenham Rail StationWindrush · Southern
11 min walk
Honor Oak Park Rail StationWindrush · Southern
24 min walk
Penge West Rail StationWindrush · Southern
24 min walk
No bus stops within 400m

43

Walkability score

78

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park470m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Perry Vale Car Park
470m
🅿️
Forest Hill Station Carpark· yes
607m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 78% of London

Nearest SSSI: Croham Hurst SSSI — 9.3 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

2

Care homes (1km)

Nearest hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

24

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketForest Hill Supermarket · 595 m
2 swimming pools1 sports halls

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

Tesco Express399 m
IBS Traditional French Bakery422 m
Ram Convenience Store427 m
One Stop446 m

Nearby cafes

The Gym Cafe230 m
Archie Parker361 m
Big Breakfast460 m
Ounce10 Coffee484 m

Nearby restaurants

Bad Brownie248 m
Bamboo House282 m
Mystic Burek289 m
Home Taste295 m

Nearby pubs

Bricklayers Arms216 m
The Hill405 m
Sylvan Post429 m
Bird in Hand436 m

Nearby gyms

Forest Hill Pools222 m
Energie581 m
PureGym799 m

Nearby pharmacies

Perfucare Pharmacy420 m
Touchwood Pharmacy894 m
Superdrug1.1 km

Nearby health

London Dental Arts530 m
Bolney Court Dental Practice1.0 km
Food hygiene (5-star)48% 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

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 score19/100
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

29.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,555m
Crossrail 2 route8,447m

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)
27
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
Longfield Crescent Estate, Longfield Crescent Estate, LONGFIELD CRESCENT, SE2627 homes
completed
FAIRWAY HOUSE, REAR OF 53, FAIRWAY HOUSE, REAR OF 53, DARTMOUTH ROAD, SE23 3HN27 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 4RW

Full postcodeSE26 4RW
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.434668
Longitude-0.057655
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