Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42686, -0.05422

SE26 5EU— Sydenham, Lewisham

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 65/100Transport 62/100
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Investment-grade — strong yield and growth signals

Area score
64
Safety
65
Schools
90
Transport
62
Environment
54
Investment
77

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Location

SE26 5EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE26 5EU

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

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How SE26 5EU 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 · 23 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)

3

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 area54.8 m²

EPC breakdown

C
4%
D
9%
E
1%

Based on 14 properties · Confidence: medium

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 yield856 kWh/kWp/yr
Rebuild cost estimate£137,000
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)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £350k–£400k · P75: £350k–£400k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2015£350k£350k+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
14 min walk
Forest Hill Rail StationSouthern · Windrush
17 min walk
Crystal Palace Rail StationWindrush · Southern
20 min walk
6 bus routes · 5 stops within 400m · 135 buses/hr peak

65

Walkability score

68

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)

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Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)30
Nearest car park448m
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: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.8 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 58%
Above average green space

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

ST JAMES' PRACTICE

138 CROYDON ROAD, BR3 4DG

39 min walk

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.8 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)

8

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

15

Convenience

Nearest supermarketEndora House Food & Wine · 121 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)

209m

Post office

Nearby shops

BOB Wines17 m
Palace Wines28 m
NTMS Stores30 m
BottleCave80 m

Nearby cafes

Dilz Cafe42 m
Kente Cafe74 m
On the Hoof Bistro87 m
Patty Palace97 m

Nearby restaurants

Nando's121 m
Vietsan178 m
Gurkhas226 m
Chef's Delight231 m

Nearby pubs

Station Ten6 m
The Pavillion50 m
The Greyhound93 m
Ignition Brewery Taproom219 m

Nearby gyms

PureGym159 m
The Gym Group323 m
Sydenham Tennis, Squash and Croquet Club637 m
Forest Hill Pools1.1 km

Nearby pharmacies

Touchwood Pharmacy108 m
Superdrug244 m
Perfucare Pharmacy630 m

Nearby health

Bolney Court Dental Practice218 m
Food hygiene (5-star)48% of 85

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

35.3

Price growth score

D
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,259m
Crossrail 2 route9,063m

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
No
Article 4 area
Yes
Listed buildings (800m)
11
Planning apps (12 months)
1
Planning apps (3 years)
1
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 5EU

Full postcodeSE26 5EU
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.426859
Longitude-0.054217
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