Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42371, -0.04435

SE26 5LD— Sydenham, Lewisham

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

The family fortress

 

Schools 100%Safety 80/100Transport 39/100⚠ Knotweed sites nearby

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
63
Safety
80
Schools
60
Transport
39
Environment
76
Investment
59

The bottom line

SE26 5LD 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 5LD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE26 5LD

🛡️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 5LD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Alexandra Junior School

Not yet inspected · Inspected Feb 2025 · 4 min walk

KS2: 108.0

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 11 min walk

P8: +0.99A8: 58.5

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 · 49 min walk

5 primaries · 2 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: Beckenham Fire Station · 1.9km

Crime is +10% above London average

Property

Prices, sales volume and market trends

Avg floor area94.7 m²

EPC breakdown

C
10%
D
31%
E
4%
F
1%

Based on 46 properties · Confidence: high

Street mix

Semi 4%Terraced 68%Detached 7%Flat 21%

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£236,750
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)
RoofPitched, 100 mm loft insulation
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

1995–2024 · CAGR

+8.4%

Total change

+943%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.1%

per year

Acceleration

-14.35

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 55 sales

Property Type Mix

Total: 55 sales

Detached7.3%
Semi-detached3.6%
Terraced67.3%
Flat/maisonette21.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£85k+16.2%2.5
Post-dot-com plateau2001–2004£126k£259k+105.2%2.5
Pre-crash peak2005–2007£240k£190k-20.8%3
GFC & correction2009–2011£173k£261k+50.6%2
Help-to-Buy recovery2013–2015£320k£500k+56.2%2.3
Brexit uncertainty2018–2019£675k£540k-20%1
Pandemic surge2020–2021£636k£617k-3%2.5
Rate-rise correction2022–2023£630k£740k+17.5%1
Current market2024–2024£763k£763k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
11.3%
District
11.3%
Terraced+0% α
Local
8.5%
District
8.5%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

19out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing8
Trend Position10

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

33

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

4.6 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park262m
Santander docks (800m)0
Nearest cycle dock4.6 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: 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: 8.4 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Croham Hurst SSSI — 8.3 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

27 min walk

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBeckenham Beacon · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

12

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketS K Food & Wine · 205 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)

561m

Post office

Nearby shops

Blackbird Bakery430 m
Twice Sweet & Wine525 m
Haji & Sons554 m
Tesco Express571 m

Nearby cafes

Mayow Park Pavilion & Café596 m
Patty Palace673 m
Shirin675 m
On the Hoof Bistro684 m

Nearby restaurants

Jerk Garden206 m
Healthy Options222 m
Sydenham Kebab331 m
Supreme Fish Bar335 m

Nearby pubs

Prince Alfred231 m
The Golden Lion298 m
The Dolphin384 m
Ignition Brewery Taproom552 m

Nearby gyms

The Gym Group450 m
The Bridge Leisure Centre656 m
HSBC Sports and Social Club739 m

Nearby pharmacies

Touchwood Pharmacy485 m
Superdrug532 m
Food hygiene (5-star)47% of 58

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

59

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,425London avg: £1,950/mo
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

23.1

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,552m
Crossrail 2 route9,833m

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)
3
Live planning apps (800m)
4
Development activity
medium
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)
15
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 5LD

Full postcodeSE26 5LD
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.423709
Longitude-0.044354
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
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