Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42468, -0.05182

SE26 5NB— Sydenham, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 54/100Yield 4.12%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
74
Schools
90
Transport
54
Environment
73
Investment
63

The bottom line

SE26 5NB offers exceptional schools (100% Good/Outstanding) and low crime at £414,625 median — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE26 5NB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-20.3% vs London avg
vs London income-0.7% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for SE26 5NB

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How SE26 5NB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Alexandra Junior School

Not yet inspected · Inspected Feb 2025 · 7 min walk

KS2: 108.0

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 11 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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+42% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Anti-social behaviour18%
Vehicle crime14%
Drug offences5%
Theft4%
Robbery3%
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 · 2.1km

Crime is +66% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£414,625

Median sale price

20% below London median

£414,625 is 20% below the London median (£520,000)

+33.4%

This year

Flat

Dominant type

Price history

5-year change
+4.5%
Sales (24 months)6
New build0.0%
Avg flat£414,625
Price per m²£5,992/m²
Price per ft²£557/ft²
Avg floor area68.1 m²

EPC breakdown

B
1%
C
13%
D
25%
E
10%
F
2%

Based on 51 properties · Confidence: high

Street mix

Detached 2%Flat 94%Other 5%

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

Stamp duty

Standard buyer£8,231
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,670

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.9×

Price-to-income

£2,074/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£170,250
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.9%

Total change

+697%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.3%

per year

Acceleration

+50.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 61 sales

Property Type Mix

Total: 61 sales

Detached1.6%
Flat/maisonette98.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£127k+133.4%3
Post-dot-com plateau2001–2003£120k£115k-4.2%2.7
Pre-crash peak2005–2007£195k£300k+53.8%2.7
GFC & correction2008–2012£225k£237k+5.2%2.2
Help-to-Buy recovery2014–2016£285k£520k+82.5%1.5
Brexit uncertainty2017–2019£412k£390k-5.2%1
Pandemic surge2021–2021£397k£397k+0%4
Rate-rise correction2022–2022£468k£468k+0%1
Current market2024–2026£565k£434k-23.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.6%
District
6.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

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
4 min walk
SydenhamNational Rail
4 min walk
Penge West Rail StationWindrush · Southern
13 min walk
Crystal Palace Rail StationWindrush · Southern
20 min walk
Forest Hill Rail StationSouthern · Windrush
20 min walk
No bus stops within 400m

50

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

4.2 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park228m
Santander docks (800m)0
Nearest cycle dock4.2 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: 8.1 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 28%
Above average green space

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): 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

36 min walk

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

14

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

12

Convenience

Nearest supermarketPFC · 149 m
8 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

142m

Post office

Nearby shops

Tesco Express147 m
Twice Sweet & Wine152 m
Costcutter156 m
Haji & Sons180 m

Nearby cafes

Shirin195 m
Patty Palace212 m
On the Hoof Bistro219 m
Kente Cafe221 m

Nearby restaurants

Vietsan154 m
Golden City161 m
Gurkhas180 m
Chef's Delight181 m

Nearby pubs

Ignition Brewery Taproom149 m
The Dolphin277 m
Station Ten293 m
The Golden Lion305 m

Nearby gyms

The Gym Group182 m
PureGym442 m
Sydenham Tennis, Squash and Croquet Club589 m
Temple of Strength907 m

Nearby pharmacies

Touchwood Pharmacy165 m
Superdrug183 m
Perfucare Pharmacy923 m

Nearby health

Bolney Court Dental Practice356 m
Food hygiene (5-star)46% of 92

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

63

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
Gross yield
4.1% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

65.1

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,077m
Crossrail 2 route9,323m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,684 nationally

1,631

Est. population

10,857/km²

67%

Employed

57%

Degree educated

£41,700

Median income

6.1%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

21%
19%
27%
21%
Under 1821%
18–3419%
35–4927%
50–6421%
65+13%

Tenure

23%
30%
31%
15%
Own outright23%
Own (mortgage)30%
Private rent31%
Social rent15%
Shared ownership0%

Ethnicity

53%
15%
15%
White British53%
White Other15%
Asian6%
Black15%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine14%
No car household37%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent31%
Social rent15%

vs. London

Income vs London-0.7%
Price vs London-20.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
5
Local approval rate
50%
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)
20
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
36-38, 36-38, NEWLANDS PARK, SE26 5NF23 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£414,625)

£8,231

Standard buyer

£0

First-time buyer

Save £8,231

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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Key facts for SE26 5NB

Full postcodeSE26 5NB
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.424679
Longitude-0.051821
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