Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.42988, -0.05161

SE26 4SS— Perry Vale, Lewisham

Location and area intelligence for SE26 4SS, Perry Vale, Lewisham

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 45/100

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
77
Schools
90
Transport
45
Environment
72
Investment
51

The bottom line

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

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Location

SE26 4SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for SE26 4SS

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE26 4SS 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 · 4 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.3 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+12% vs borough

Crime by type

Violence & sexual offences28%
Other23%
Vehicle crime16%
Anti-social behaviour13%
Drug offences6%
Robbery6%
Theft4%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.5km

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area94 m²

EPC breakdown

C
15%
D
6%
E
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 9%Terraced 77%Flat 14%

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£235,000
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+7.9%

Total change

+627%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.3%

per year

Acceleration

-17.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached9.5%
Terraced81%
Flat/maisonette9.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£120k+84.6%1.4
Post-dot-com plateau2002–2004£162k£188k+15.7%1.5
Pre-crash peak2005–2007£180k£189k+5%1.3
GFC & correction2008–2008£175k£175k+0%1
Help-to-Buy recovery2014–2015£365k£422k+15.6%1
Brexit uncertainty2018–2018£473k£473k+0%1
Pandemic surge2020–2021£515k£473k-8.3%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.8%
District
7.8%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

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 Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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
13 min walk
Penge West Rail StationWindrush · Southern
19 min walk
Crystal Palace Rail StationWindrush · Southern
25 min walk
No bus stops within 400m

38

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

4.0 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)

0

EV chargers (800m)

Nearest car park485m
Santander docks (800m)0
Nearest cycle dock4.0 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: 7.6 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 8.9 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

38 min walk

0

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

15

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Station Ten (387 m)

Nearest supermarketPFC · 431 m
1 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

438m

Post office

Nearby shops

Billings394 m
Fresh and Fruity396 m
BOB Wines399 m
NTMS Stores404 m

Nearby cafes

Mayow Park Pavilion & Café340 m
Patty Palace395 m
On the Hoof Bistro395 m
Dilz Cafe399 m

Nearby restaurants

Gurkhas406 m
Chef's Delight408 m
Nando's420 m
Subway422 m

Nearby pubs

Station Ten387 m
The Pavillion416 m
The Greyhound421 m
Ignition Brewery Taproom433 m

Nearby gyms

PureGym413 m
The Gym Group471 m
Forest Hill Pools764 m
Sydenham Tennis, Squash and Croquet Club1.0 km

Nearby pharmacies

Superdrug412 m
Touchwood Pharmacy454 m
Perfucare Pharmacy604 m

Nearby health

Bolney Court Dental Practice588 m
London Dental Arts1.0 km
Food hygiene (5-star)44% of 79

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

51

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
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

21.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,101m
Crossrail 2 route9,067m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,660 nationally

1,571

Est. population

8,777/km²

63%

Employed

44%

Degree educated

£39,600

Median income

9.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

30%
19%
29%
16%
Under 1830%
18–3419%
35–4928%
50–6416%
65+7%

Tenure

25%
22%
44%
Own outright10%
Own (mortgage)25%
Private rent22%
Social rent44%
Shared ownership0%
Rent free0%

Ethnicity

34%
15%
32%
White British34%
White Other15%
Asian9%
Black32%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household48%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Social rent44%
Private rent22%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
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)
109
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)

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
SITE R/O, 9, SITE R/O, 9, SILVERDALE, SE2613 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

Sakina SheikhLabour and Co-operative Party
Susan WiseLabour and Co-operative Party
John PaschoudLabour and Co-operative Party

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Key facts for SE26 4SS

Full postcodeSE26 4SS
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.429882
Longitude-0.051614
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