Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42421, -0.05245

SE26 5PP— Sydenham, Lewisham

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

The hidden gem

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 53/100Low yield 2.85%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
74
Schools
90
Transport
53
Environment
70
Investment
38

The bottom line

SE26 5PP offers exceptional schools (100% Good/Outstanding) and low crime at £600,000 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 5PP

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+15.4% vs London avg
vs London income-0.7% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for SE26 5PP

🛡️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📈 Up & Coming🔒 Very Safe

“The hidden gem”

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How SE26 5PP 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 · 12 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)

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 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£600,000

Median sale price

Above London median by 15%

£600,000 is 15% above the London median (£520,000)

-3.0%

This year

Flat

Dominant type

Price history

5-year change
+21.0%
Sales (24 months)5
New build0.0%
Avg semi-detached£742,000
Avg terraced£660,000
Avg flat£557,500
Price per m²£9,331/m²
Price per ft²£867/ft²
Avg floor area62.2 m²

EPC breakdown

B
11%
C
22%
D
22%

Based on 55 properties · Confidence: high

Street mix

Semi 5%Terraced 39%Detached 2%Flat 52%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

Stamp duty

Standard buyer£17,500
First-time buyerFTB
£8,750
Additional propertyBTL/2nd
£35,500

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

14.4×

Price-to-income

£3,001/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£155,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.9%

Total change

+739%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.7%

per year

Acceleration

-31.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 42 sales

Property Type Mix

Total: 42 sales

Detached2.4%
Semi-detached4.8%
Terraced38.1%
Flat/maisonette54.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£67k£98k+45.4%1.8
Post-dot-com plateau2003–2004£170k£190k+11.8%1
Pre-crash peak2005–2007£207k£248k+20%2.3
GFC & correction2008–2012£130k£250k+92.3%1
Help-to-Buy recovery2013–2016£295k£435k+47.5%2.3
Brexit uncertainty2017–2018£480k£450k-6.2%2
Pandemic surge2020–2021£485k£496k+2.3%2.5
Rate-rise correction2023–2023£670k£670k+0%2
Current market2024–2025£731k£565k-22.7%2.5

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
7.5%
District
7.5%
Terraced+0% α
Local
10.7%
District
10.7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
5 min walk
SydenhamNational Rail
5 min walk
Penge West Rail StationWindrush · Southern
12 min walk
Crystal Palace Rail StationWindrush · Southern
19 min walk
Anerley Rail StationSouthern · Windrush
20 min walk
No bus stops within 400m

49

Walkability score

41

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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)30
Nearest car park281m
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: 8.2 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 46%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 8.2 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

4

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

14

Restaurants (800m)

9

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

12

Convenience

Nearest supermarketPFC · 205 m
8 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

202m

Post office

Nearby shops

Tesco Express206 m
Costcutter208 m
Twice Sweet & Wine217 m
Good Food226 m

Nearby cafes

Shirin228 m
Kente Cafe246 m
Patty Palace251 m
On the Hoof Bistro255 m

Nearby restaurants

Vietsan207 m
Golden City229 m
Gurkhas244 m
Chef's Delight245 m

Nearby pubs

Ignition Brewery Taproom211 m
Station Ten317 m
The Pavillion331 m
The Dolphin342 m

Nearby gyms

The Gym Group249 m
PureGym455 m
Sydenham Tennis, Squash and Croquet Club527 m
Temple of Strength840 m

Nearby pharmacies

Touchwood Pharmacy233 m
Superdrug248 m
Perfucare Pharmacy940 m

Nearby health

Bolney Court Dental Practice336 m
Food hygiene (5-star)47% of 87

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

38

Investment score

Weak

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

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

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

17/100

Velocity score

Future outlook

63.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,117m
Crossrail 2 route9,309m

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+15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
3
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 (£600,000)

£17,500

Standard buyer

£8,750

First-time buyer

Save £8,750

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 5PP

Full postcodeSE26 5PP
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.424213
Longitude-0.052445
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