Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42491, -0.05112

SE26 5DF— Sydenham, Lewisham

Location and area intelligence for SE26 5DF, Sydenham, Lewisham

The practical family move

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 54/100~2% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
74
Schools
90
Transport
54
Environment
73
Investment
37

The bottom line

SE26 5DF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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

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Location

SE26 5DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for SE26 5DF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE26 5DF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Alexandra Junior School

Not yet inspected · Inspected Feb 2025 · 7 min walk

KS2: 108.0

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 10 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+42% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Anti-social behaviour18%
Vehicle crime14%
Drug offences5%
Theft4%
Robbery3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.0km

Crime is +66% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£5,943/m²
Price per ft²£552/ft²
Avg floor area133.3 m²

EPC breakdown

C
4%
D
10%
E
5%

Based on 19 properties · Confidence: medium

Street mix

Semi 46%Terraced 50%Detached 4%

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£333,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+595%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.4%

per year

Acceleration

-249.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 24 sales

Property Type Mix

Total: 24 sales

Detached4.2%
Semi-detached45.8%
Terraced50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£112k£163k+46.2%1.2
Post-dot-com plateau2001–2002£150k£230k+53.3%1
Pre-crash peak2006–2006£330k£330k+0%1
GFC & correction2011–2012£365k£282k-22.7%1.5
Help-to-Buy recovery2013–2016£540k£565k+4.6%1
Brexit uncertainty2018–2019£742k£660k-11.1%2
Rate-rise correction2022–2023£785k£315k-59.9%1
Current market2024–2025£1.02m£775k-24.4%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.3%
District
8.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

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
4 min walk
SydenhamNational Rail
4 min walk
Penge West Rail StationWindrush · Southern
13 min walk
Forest Hill Rail StationSouthern · Windrush
20 min walk
Crystal Palace Rail StationWindrush · Southern
21 min walk
No bus stops within 400m

51

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

4.2 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park178m
Santander docks (800m)0
Nearest cycle dock4.2 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: 8.1 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 8.3 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): 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 yield856.3 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

31 min walk

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

15

Restaurants (800m)

9

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

11

Convenience

Nearest supermarketPFC · 132 m
8 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

120m

Post office

Nearby shops

Twice Sweet & Wine115 m
Tesco Express128 m
Costcutter146 m
Haji & Sons149 m

Nearby cafes

Shirin204 m
Patty Palace214 m
On the Hoof Bistro223 m
Kente Cafe236 m

Nearby restaurants

Golden City117 m
Vietsan142 m
Subway147 m
Chef's Delight147 m

Nearby pubs

Ignition Brewery Taproom122 m
The Dolphin222 m
The Golden Lion251 m
Station Ten306 m

Nearby gyms

The Gym Group129 m
PureGym461 m
Sydenham Tennis, Squash and Croquet Club644 m
Temple of Strength955 m

Nearby pharmacies

Touchwood Pharmacy118 m
Superdrug146 m
Perfucare Pharmacy935 m

Nearby health

Bolney Court Dental Practice396 m
Food hygiene (5-star)44% of 90

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

37

Investment score

Weak

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

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

51.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,030m
Crossrail 2 route9,354m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,684 nationally

1,631

Est. population

10,857/km²

67%

Employed

57%

Degree educated

£41,700

Median income

6.1%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

21%
19%
27%
21%
Under 1821%
18–3419%
35–4927%
50–6421%
65+13%

Tenure

23%
30%
31%
15%
Own outright23%
Own (mortgage)30%
Private rent31%
Social rent15%
Shared ownership0%

Ethnicity

53%
15%
15%
White British53%
White Other15%
Asian6%
Black15%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine14%
No car household37%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent31%
Social rent15%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
5
Local approval rate
50%
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
23
Largest scheme
40 homes · GREYHOUND PUBLIC HOUSE 309, GREYHOUND PUBLIC HOUSE 309, KIRKDALE, SE26 4QB
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
36-38, 36-38, NEWLANDS PARK, SE26 5NF23 homes
completed
22A-24, 22A-24, Sydenham Road, SE26 5QW19 homes
completed
2-8, 2-8, STATION APPROACH, SYDENHAM ROAD, SE26 5EU14 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 5DF

Full postcodeSE26 5DF
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.424910
Longitude-0.051121
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