Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42517, -0.04402

SE26 5LB— Sydenham, Lewisham

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

The family fortress

 

Schools 100%Safety 80/100Transport 39/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
63
Safety
80
Schools
90
Transport
39
Environment
77
Investment
52

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE26 5LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for SE26 5LB

🛡️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

“The family fortress”

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How SE26 5LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Our Lady and St Philip Neri Catholic Primary School

Not yet inspected · 3 min walk

★★

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.7 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-6% vs borough

Crime by type

Other26%
Anti-social behaviour25%
Violence & sexual offences22%
Vehicle crime16%
Drug offences4%
Burglary4%
Robbery2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.0km

Crime is +10% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,631/m²
Price per ft²£430/ft²
Avg floor area75.1 m²

EPC breakdown

C
9%
D
16%
E
1%

Based on 26 properties · Confidence: medium

Street mix

Terraced 22%Flat 76%Other 2%

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£187,750
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 fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+3.9%

Total change

+200%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.3%

per year

Acceleration

-20.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 34 sales

Property Type Mix

Total: 34 sales

Terraced26.5%
Flat/maisonette73.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£110k£117k+6.8%1.2
Post-dot-com plateau2001–2004£115k£156k+35.7%2
Pre-crash peak2006–2007£285k£235k-17.7%2
GFC & correction2008–2012£208k£194k-6.7%1.2
Help-to-Buy recovery2013–2016£435k£293k-32.6%2
Brexit uncertainty2017–2019£306k£290k-5.3%1
Pandemic surge2020–2020£690k£690k+0%1
Rate-rise correction2022–2022£321k£321k+0%1
Current market2025–2026£360k£330k-8.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.8%
District
5.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing15
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Sydenham Rail StationWindrush · Southern
9 min walk
SydenhamNational Rail
9 min walk
Penge West Rail StationWindrush · Southern
18 min walk
Forest Hill Rail StationSouthern · Windrush
21 min walk
Beckenham Road Tram StopTram
22 min walk
No bus stops within 400m

35

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

4.5 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park249m
Santander docks (800m)0
Nearest cycle dock4.5 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.3 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 55%
More green space than 85% 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): 1

Landslide susceptibility: Low

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

29 min walk

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBeckenham Beacon · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

13

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketS K Food & Wine · 49 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

533m

Post office

Nearby shops

Blackbird Bakery382 m
Twice Sweet & Wine493 m
Costcutter507 m
Haji & Sons515 m

Nearby cafes

Mayow Park Pavilion & Café455 m
Patty Palace640 m
Shirin649 m
On the Hoof Bistro651 m

Nearby restaurants

Jerk Garden56 m
Healthy Options111 m
Sydenham Kebab266 m
Supreme Fish Bar271 m

Nearby pubs

Prince Alfred68 m
The Golden Lion252 m
The Dolphin323 m
Ignition Brewery Taproom521 m

Nearby gyms

The Gym Group415 m
The Bridge Leisure Centre579 m
HSBC Sports and Social Club849 m

Nearby pharmacies

Touchwood Pharmacy451 m
Superdrug490 m
Food hygiene (5-star)45% of 62

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

52

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score15/100
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

42.1

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,539m
Crossrail 2 route9,778m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,110 nationally

1,814

Est. population

16,160/km²

63%

Employed

50%

Degree educated

£41,700

Median income

7.0%

Claimant rate

Inner cityVery high densityEstablished mixed

44

Community stability

Age profile

26%
21%
22%
17%
13%
Under 1826%
18–3421%
35–4922%
50–6417%
65+14%

Tenure

20%
28%
25%
26%
Own outright20%
Own (mortgage)28%
Private rent25%
Social rent26%
Shared ownership1%
Rent free0%

Ethnicity

37%
14%
34%
White British37%
White Other14%
Asian5%
Black34%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine17%
No car household45%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Social rent26%
Private rent25%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
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)
45
Largest scheme
50 homes · FORMER SYDENHAM CHILDRENS HOSPITAL, FORMER SYDENHAM CHILDRENS HOSPITAL, SYDENHAM ROAD, SE26
Pipeline pressure
NONE

Named schemes (500m)

154-158 SYDENHAM ROAD, LONDON, SE26 5JZ33 homes
completed
255-269, 255-269, SYDENHAM ROAD, SE2624 homes
completed
255 - 269, 255 - 269, SYDENHAM ROAD, SE26 5EN17 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

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 5LB

Full postcodeSE26 5LB
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.425170
Longitude-0.044019
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