The bottom line
SE26 5FR offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.
Check your dealbreakers
Toggle the things that matter to you — see how SE26 5FR scores on each.
Toggle a question above to see how SE26 5FR meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for SE26 5FR
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Postcode Personality
“The family fortress”
How SE26 5FR has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Haseltine Primary School
Good · Inspected Mar 2023 · 8 min walk
KS2: 104.7
Secondary
Sedgehill Academy
Good · Inspected Sept 2022 · 9 min walk
100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km
Childcare
Childcare
Chelwood Nursery School
Not inspected · 50 min walk
5 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
58.5 incidents per 1,000 residents
+10% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Beckenham Fire Station · 1.7km
Crime is 10% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 24 properties · Confidence: medium
Street mix
LHA rates — Outer South East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2022–2023 · CAGR
+-35.8%
Total change
-36%
Market Activity
Price Velocity & Acceleration
Current Velocity
-35.8%
per year
Acceleration
+0.00
change in velocity
Market State
Downturn
Price Distribution
P25: £300k–£350k · P75: £500k–£600k · 24 sales
Property Type Mix
Total: 24 sales
By decade
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Rate-rise correction | 2022–2023 | £499k | £320k | -35.8% | 12 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+0% alpha
CAGR over 1yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
22
Walkability score
43
Footpaths (500m)
0
Santander docks (800m)
4.5 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
12
Car parks (800m)
0
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Elmstead Pit SSSI — 5.4 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
Climate
Local weather conditions and energy potential
1,530 hrs/yr
Sunshine
595 mm/yr
Rainfall
22.9°C
Summer avg
3.0°C
Winter avg
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
BROMLEAG CARE PRACTICE
BECKENHAM CLINIC, 14 THE CRESCENT, BR3 1DU
20 min walk
0
GPs within 1km
0
Dentists within 1km
3
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
107
Parks (1km)
0
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
1
Gyms (1km)
23
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Railway Tavern (511 m)
No restaurants within 800m — nearest: McDonald's (849 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
2
Cinemas (2km)
1.3km
Post office
Nearby shops
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
55
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
50
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 9/10
Least deprived
Index of Multiple Deprivation
Rank: 28,740 nationally
2,359
Est. population
30,000/km²
72%
Employed
60%
Degree educated
£41,300
Median income
2.6%
Claimant rate
45
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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