Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42687, -0.05331

SE26 4SZ— Sydenham, Lewisham

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

The practical family move

 

Schools 100%Safety 65/100Transport 62/100⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
65
Schools
90
Transport
62
Environment
71
Investment
77

The bottom line

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

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how SE26 4SZ scores on each.

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Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE26 4SZ meets your needs.

Location

SE26 4SZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+148.0% vs London avg

Deep-dive guides for SE26 4SZ

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE26 4SZ 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 · 6 min walk

KS2: 102.7

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 9 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

161.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+113% vs borough

Crime by type

Other37%
Violence & sexual offences24%
Anti-social behaviour20%
Vehicle crime6%
Drug offences4%
Robbery4%
Theft3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.9km

Crime is +148% above London average

Property

Prices, sales volume and market trends

Avg floor area79.1 m²

EPC breakdown

B
11%
C
3%
D
4%
E
1%

Based on 19 properties · Confidence: medium

Street mix

Flat 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£197,750
Rebuild cost per m²£2,500/m²

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

Construction era2012 onwards
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1998–2023 · CAGR

+6.2%

Total change

+345%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.0%

per year

Acceleration

-62.00

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£110k£70k-36.4%1.7
Post-dot-com plateau2001–2004£90k£222k+147.2%1.7
Pre-crash peak2006–2007£173k£228k+31.9%1.5
Help-to-Buy recovery2015–2016£250k£309k+23.4%1.5
Pandemic surge2021–2021£298k£298k+0%1
Rate-rise correction2022–2023£485k£490k+1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.3%
District
8.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Sydenham Rail StationWindrush · Southern
1 min walk
SydenhamNational Rail
1 min walk
Penge West Rail StationWindrush · Southern
15 min walk
Forest Hill Rail StationSouthern · Windrush
17 min walk
Crystal Palace Rail StationWindrush · Southern
21 min walk
6 bus routes · 6 stops within 400m · 93 buses/hr peak

67

Walkability score

53

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 park395m
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.9 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 16%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 8.5 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

ST JAMES' PRACTICE

138 CROYDON ROAD, BR3 4DG

39 min walk

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

13

Restaurants (800m)

9

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

15

Convenience

Nearest supermarketEndora House Food & Wine · 85 m
8 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

158m

Post office

Nearby shops

NTMS Stores62 m
Palace Wines67 m
BottleCave70 m
BOB Wines71 m

Nearby cafes

On the Hoof Bistro47 m
Dilz Cafe49 m
Patty Palace53 m
Kente Cafe72 m

Nearby restaurants

Vietsan128 m
Gurkhas167 m
Chef's Delight173 m
Nando's182 m

Nearby pubs

Station Ten67 m
The Pavillion112 m
The Greyhound155 m
Ignition Brewery Taproom165 m

Nearby gyms

PureGym216 m
The Gym Group266 m
Sydenham Tennis, Squash and Croquet Club674 m
Forest Hill Pools1.1 km

Nearby pharmacies

Touchwood Pharmacy170 m
Superdrug185 m
Perfucare Pharmacy671 m

Nearby health

Bolney Court Dental Practice271 m
Food hygiene (5-star)47% of 77

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

77

Investment score

Strong

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

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

34.5

Price growth score

D
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,196m
Crossrail 2 route9,118m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,901 nationally

1,785

Est. population

10,225/km²

68%

Employed

49%

Degree educated

£41,700

Median income

8.2%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

36

Community stability

Age profile

22%
26%
26%
17%
Under 1822%
18–3426%
35–4926%
50–6417%
65+9%

Tenure

20%
33%
35%
Own outright11%
Own (mortgage)20%
Private rent33%
Social rent35%
Shared ownership1%

Ethnicity

36%
16%
24%
White British36%
White Other16%
Asian7%
Black24%
Mixed12%
Other5%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household54%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Social rent35%
Private rent33%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
10
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
100%
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
14
Largest scheme
40 homes · GREYHOUND PUBLIC HOUSE 309, GREYHOUND PUBLIC HOUSE 309, KIRKDALE, SE26 4QB
Pipeline pressure
NONE

Named schemes (500m)

GREYHOUND PUBLIC HOUSE 309, GREYHOUND PUBLIC HOUSE 309, KIRKDALE, SE26 4QB40 homes
completed
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
GRACE LODGE, 5-7, GRACE LODGE, 5-7, LAWRIE PARK ROAD, SE2628 homes
completed
22A-24, 22A-24, Sydenham Road, SE26 5QW19 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 4SZ

Full postcodeSE26 4SZ
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.426871
Longitude-0.053310
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