Bellingham · Lewisham · Lewisham East constituency · 51.42702, -0.03573

SE26 5AP— Bellingham, Lewisham

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

The family fortress

 

Schools 100%Safety 77/100Transport 50/100Low yield 3.32%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
59
Safety
77
Schools
90
Transport
50
Environment
63
Investment
39

The bottom line

SE26 5AP offers exceptional schools (100% Good/Outstanding) and low crime at £515,000 median — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how SE26 5AP scores on each.

Do you commute into central London daily?
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 5AP meets your needs.

Location

SE26 5AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-1.0% vs London avg
vs London income-14.5% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for SE26 5AP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE26 5AP with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE26 5AP 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 · 2 min walk

KS2: 104.7

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 16 min walk

P8: +0.99A8: 58.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 44 min walk

6 primaries · 0 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.9km

Crime is +36% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£515,000

Median sale price

1% below London median

£515,000 is 1% below the London median (£520,000)

-9.6%

This year

Terraced

Dominant type

Price history

5-year change
+10.8%
Sales (24 months)5
New build0.0%
Avg terraced£515,000
Price per m²£7,254/m²
Price per ft²£674/ft²
Avg floor area71.4 m²

EPC breakdown

B
1%
C
39%
D
21%

Based on 61 properties · Confidence: high

Street mix

Semi 10%Terraced 74%Detached 1%Flat 15%

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

Stamp duty

Standard buyer£13,250
First-time buyerFTB
£4,500
Additional propertyBTL/2nd
£28,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.3×

Price-to-income

£2,576/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£178,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (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

1996–2026 · CAGR

+6%

Total change

+468%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.7%

per year

Acceleration

-25.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £125k–£150k · 222 sales

Property Type Mix

Total: 222 sales

Detached0.5%
Semi-detached10.4%
Terraced74.3%
Flat/maisonette14.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£91k£135k+48.9%21.4
Post-dot-com plateau2001–2004£148k£200k+35.6%8.8
Pre-crash peak2005–2007£215k£210k-2.3%6.7
GFC & correction2008–2012£265k£258k-2.6%4
Help-to-Buy recovery2013–2016£290k£425k+46.6%4
Brexit uncertainty2018–2019£300k£415k+38.3%2
Pandemic surge2020–2021£458k£465k+1.6%3.5
Rate-rise correction2022–2023£467k£384k-17.8%4
Current market2024–2026£490k£515k+5.1%1.7

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
7.5%
District
7.5%
Semi-detached+0% α
Local
9.2%
District
9.2%
Terraced+0% α
Local
6.3%
District
6.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Lower SydenhamNational Rail
4 min walk
Sydenham Rail StationWindrush · Southern
16 min walk
Forest Hill Rail StationSouthern · Windrush
23 min walk
Beckenham Junction Tram StopTram
24 min walk
Beckenham Road Tram StopTram
25 min walk
No bus stops within 400m

28

Walkability score

171

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

15

Car parks (800m)

2

EV chargers (800m)

Nearest car park97m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Staff Carpark
320m
🅿️
Customer Carpark
340m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.3 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 16%
More green space than 91% 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

25 min walk

0

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBeckenham Beacon · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.1 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)

7

Sports (1km)

2

Convenience

Nearest supermarketIstanbul Supermarket · 558 m
1 tennis courts5 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)

1.7km

Post office

Nearby shops

Costcutter246 m
Bell Green Food & Wine333 m
Tesco Express967 m

Nearby restaurants

McDonald's470 m
Jerk Garden633 m
Perry Fish & Chips680 m
Healthy Options697 m

Nearby pubs

Railway Tavern206 m
The Bell242 m
Prince Alfred568 m
Prince Of Wales879 m

Nearby gyms

The Bridge Leisure Centre77 m
Crystal Palace F.C. Academy694 m
Goals731 m
HSBC Sports and Social Club902 m

Nearby health

Integrity Dental Care837 m
Food hygiene (5-star)56% 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

39

Investment score

Weak

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

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

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

8/100

Velocity score

Future outlook

43.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route977m
Crossrail 2 route10,193m

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%
Price vs London-1.0%

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)
5
Local approval rate
0%
Borough approval rate
61%
Historic landfill (400m)
1
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)
1
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£515,000)

£13,250

Standard buyer

£4,500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in SE26 5AP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE26 5AP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lewisham with nearby boroughs:

Lewisham vs SouthwarkLewisham vs GreenwichLewisham vs BexleyLewisham vs Hackney

What else could £515k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SE26 5AP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE26 5AP

Full postcodeSE26 5AP
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardBellingham
Latitude51.427018
Longitude-0.035726
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