Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42559, -0.04696

SE26 5ED— Sydenham, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 47/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
74
Schools
90
Transport
47
Environment
76
Investment
46

The bottom line

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

The catches: very high noise — check proximity to rail lines and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SE26 5ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for SE26 5ED

🛡️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🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How SE26 5ED 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 · 6 min walk

KS2: 108.0

★★

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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 46 min walk

6 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

95

Road safety score

5

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.9km

Crime is +66% 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£5,881/m²
Price per ft²£546/ft²
Avg floor area84.5 m²

EPC breakdown

B
1%
C
4%
D
3%

Based on 8 properties · Confidence: low

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£211,250
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
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2024 · CAGR

+4.8%

Total change

+195%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.1%

per year

Acceleration

-10.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£162k£218k+34.3%1.8
Pre-crash peak2006–2006£239k£239k+0%2
GFC & correction2009–2011£250k£250k+0%1
Help-to-Buy recovery2013–2014£269k£378k+40.3%2
Brexit uncertainty2018–2018£452k£452k+0%1
Rate-rise correction2022–2022£488k£488k+0%1
Current market2024–2024£478k£478k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.7%
District
6.7%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Sydenham Rail StationWindrush · Southern
7 min walk
SydenhamNational Rail
7 min walk
Penge West Rail StationWindrush · Southern
16 min walk
Forest Hill Rail StationSouthern · Windrush
20 min walk
Beckenham Road Tram StopTram
23 min walk
No bus stops within 400m

47

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria44 min ↑
Waterloo51 min ↑
Canary Wharf42 min ↓
City53 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 park85m
Santander docks (800m)0
Nearest cycle dock4.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 95% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.1 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 52%
More green space than 83% of London

Nearest SSSI: Croham Hurst SSSI — 8.5 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

1

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 2.3 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

43

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketLidl · 82 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

324m

Post office

Nearby shops

Blackbird Bakery172 m
Twice Sweet & Wine284 m
Haji & Sons305 m
Tesco Express332 m

Nearby cafes

Mayow Park Pavilion & Café356 m
Patty Palace430 m
Shirin439 m
On the Hoof Bistro441 m

Nearby restaurants

Sydenham Kebab58 m
Supreme Fish Bar62 m
Pizza GoGo77 m
Tung Sing House97 m

Nearby pubs

The Golden Lion48 m
The Dolphin115 m
Prince Alfred232 m
Ignition Brewery Taproom311 m

Nearby gyms

The Gym Group205 m
PureGym680 m

Nearby pharmacies

Touchwood Pharmacy242 m
Superdrug280 m

Nearby health

Bolney Court Dental Practice677 m
Food hygiene (5-star)40% of 78

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

46

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
Gross yield
3.6% (average)London avg: 3.8%Above average yield
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

4/100

Velocity score

Future outlook

49.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,747m
Crossrail 2 route9,575m

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)
3
Live planning apps (800m)
2
Development activity
low
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%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
53
Largest scheme
33 homes · 154-158 SYDENHAM ROAD, LONDON, SE26 5JZ
Pipeline pressure
NONE

Named schemes (500m)

154-158 SYDENHAM ROAD, LONDON, SE26 5JZ33 homes
completed
Former ROTARY DAY CENTRE, 6-7, Former ROTARY DAY CENTRE, 6-7, ADDINGTON GROVE, SE26 4JT16 homes
completed
179-183, 179-183, SYDENHAM ROAD, SE2611 homes
completed
Site of Crown Works, Site of Crown Works, Berrymans Lane, SE26 4JB10 homes
completed
PARK COURT, PARK COURT, KNIGHTON PARK ROAD, SE26 5RH10 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 5ED

Full postcodeSE26 5ED
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.425587
Longitude-0.046964
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