Bellingham · Lewisham · Lewisham East constituency · 51.42791, -0.03574

SE26 5AF— Bellingham, Lewisham

Location and area intelligence for SE26 5AF, Bellingham, Lewisham

The family fortress

 

Schools 100%Safety 77/100Transport 49/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
58
Safety
77
Schools
90
Transport
49
Environment
61
Investment
31

The bottom line

SE26 5AF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE26 5AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-14.5% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for SE26 5AF

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE26 5AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Haseltine Primary School

Good · Inspected Mar 2023 · 1 min walk

KS2: 104.7

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 12 min walk

P8: +0.31A8: 50.7

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

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 43 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

88.4 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+17% vs borough

Crime by type

Violence & sexual offences28%
Other22%
Anti-social behaviour18%
Vehicle crime12%
Theft8%
Drug offences5%
Burglary3%
Robbery3%

Road safety

95

Road safety score

5

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.8km

Crime is +36% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,580/m²
Price per ft²£611/ft²
Avg floor area89.8 m²

EPC breakdown

C
2%
D
11%

Based on 13 properties · Confidence: medium

Street mix

Terraced 92%Flat 8%

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 yield856 kWh/kWp/yr
Rebuild cost estimate£224,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, 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

1995–2025 · CAGR

+8.2%

Total change

+968%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.2%

per year

Acceleration

+28.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £450k–£500k · 12 sales

Property Type Mix

Total: 12 sales

Terraced91.7%
Flat/maisonette8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£55k£55k+0%1
Post-dot-com plateau2002–2003£145k£212k+46.2%1
GFC & correction2008–2012£130k£260k+100%1
Help-to-Buy recovery2015–2016£450k£428k-4.9%1
Pandemic surge2020–2021£590k£510k-13.6%2
Current market2025–2025£588k£588k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Lower Sydenham

Nearby stations

Lower SydenhamNational Rail
5 min walk
Sydenham Rail StationWindrush · Southern
16 min walk
Forest Hill Rail StationSouthern · Windrush
22 min walk
Beckenham Junction Tram StopTram
25 min walk
Penge West Rail StationWindrush · Southern
26 min walk
No bus stops within 400m

28

Walkability score

186

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria50 min ↑
Waterloo35 min ↓
Canary Wharf43 min ↓
City38 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

14

Car parks (800m)

2

EV chargers (800m)

Nearest car park128m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Customer Carpark
243m
🅿️
Staff Carpark
248m

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: 29.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 77% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.2 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% of London

Nearest SSSI: Elmstead Pit SSSI — 5.8 km

Energy

Solar: 856 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

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 yield856.3 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BROMLEAG CARE PRACTICE

BECKENHAM CLINIC, 14 THE CRESCENT, BR3 1DU

27 min walk

0

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBeckenham Beacon · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketIstanbul Supermarket · 590 m
1 tennis courts4 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)

1

Cinemas (2km)

1.6km

Post office

Nearby shops

Costcutter206 m
Bell Green Food & Wine245 m
Tesco Express869 m

Nearby restaurants

McDonald's377 m
Perry Fish & Chips583 m
Jerk Garden664 m
Healthy Options725 m

Nearby pubs

The Bell150 m
Railway Tavern176 m
Prince Alfred599 m
Prince Of Wales797 m

Nearby gyms

The Bridge Leisure Centre175 m
Crystal Palace F.C. Academy783 m
Goals820 m
HSBC Sports and Social Club1.0 km

Nearby health

Integrity Dental Care791 m
Food hygiene (5-star)58% of 64

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

31

Investment score

Weak

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

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

30.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route985m
Crossrail 2 route10,146m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,649 nationally

2,318

Est. population

7,788/km²

58%

Employed

37%

Degree educated

£35,900

Median income

10.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

37

Community stability

Age profile

30%
20%
24%
20%
Under 1830%
18–3420%
35–4924%
50–6420%
65+6%

Tenure

15%
22%
50%
Own outright9%
Own (mortgage)15%
Private rent22%
Social rent50%
Shared ownership4%
Rent free0%

Ethnicity

20%
40%
White British21%
White Other11%
Asian12%
Black40%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine27%
No car household46%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Social rent50%
Private rent22%

vs. London

Income vs London-14.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
4
Local approval rate
0%
Borough approval rate
61%
Historic landfill (400m)
3
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)
2
Largest scheme
156 homes · FORMER BELL GREEN GASWORKS SITE, FORMER BELL GREEN GASWORKS SITE, BELL GREEN, SE26 4PU
Pipeline pressure
NONE

Named schemes (500m)

FORMER BELL GREEN GASWORKS SITE, FORMER BELL GREEN GASWORKS SITE, BELL GREEN, SE26 4PU156 homes
completed
BP SPORTS GROUND, BP SPORTS GROUND, KANGLEY BRIDGE ROAD, SE2698 homes
completed
FORMER SYDENHAM CHILDRENS HOSPITAL, FORMER SYDENHAM CHILDRENS HOSPITAL, SYDENHAM ROAD, SE2650 homes
completed
Kelvin House, Kelvin House, Worsley Bridge Road, SE26 5BE27 homes
completed
50-84, 50-84, BELL GREEN, SE26 4PZ23 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
40.2%
Ward turnout
23%
Election year
2022
MP
Janet Daby (Labour)
MP majority
18,073
Constituency
Lewisham East

Councillors

Rachel OnikosiLabour and Co-operative Party
Jacq PaschoudLabour and Co-operative Party

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Key facts for SE26 5AF

Full postcodeSE26 5AF
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardBellingham
Latitude51.427909
Longitude-0.035745
Parliamentary constituencyLewisham East
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