Location
Key facts for SE26 5HT
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for SE26 5HT
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Postcode Personality
“The family fortress”
How SE26 5HT has changed
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
St John's Church of England Primary School
Not yet inspected · 7 min walk
KS2: 101.0
Secondary
Forest Hill School
Good · 18 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Dulwich Wood Nursery School
Not inspected · 27 min walk
5 primaries · 0 secondaries · 0 childcare — within 1km
Safety
5 JunCrime rates and local incidents
LOW CRIME
4.3 incidents per 1,000 residents
from a low base — still below London average
-42% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Crime is 94% below London average
Property
1 MayPrices, sales volume and market trends
Low transaction volume — only 4 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£718,375
Median sale price
£718,375 is 38% above the London median (£520,000)
This year
Flat
Dominant type
Price history
Street mix
LHA rates — Outer South East London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Transport
1 MayPublic transport accessibility and links
PTAL 4
Good
Nearby stations
47
Walkability score
68
Footpaths (500m)
0
Santander docks (800m)
4.7 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 (sector-level)
Parking & EV
Car parks, spaces and charging points
7
Car parks (800m)
1
EV chargers (800m)
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Croham Hurst SSSI — 7.8 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
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
ST JAMES' PRACTICE
138 CROYDON ROAD, BR3 4DG
30 min walk
90%
Recommend GP
90%
Overall GP experience
0
GPs within 1km
4
Dentists within 1km
2
Care homes (1km)
Amenities
Shops, restaurants, parks and more
61
Parks (1km)
33
Restaurants (800m)
18
Cafes (800m)
0
Pubs (400m)
2
Pharmacies (800m)
4
Gyms (1km)
11
Sports (1km)
0
Convenience
No pubs within 400m — nearest: The Alexandra (392 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
585m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
35
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Low gross yield (2.34%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
62.6
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
22 AprPopulation, deprivation and income
Decile 6/10
Around average
Index of Multiple Deprivation
Rank: 17,780 nationally
1,848
Est. population
10,166/km²
70%
Employed
59%
Degree educated
£43,000
Median income
6.3%
Claimant rate
50
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp duty on median price (£718,375)
£23,419
Standard buyer
£23,419
First-time buyer
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
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The bottom line
SE26 5HT offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £718,375 median — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: high noise levels nearby.
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What else could £718k buy?
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Frequently asked questions
Data freshness
When each data source was last updated
83%
Confidence score
10/12
Pillars populated