Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42452, -0.04097

SE26 5SA— Sydenham, Lewisham

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

The family fortress

 

Schools 100%Safety 82/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
60
Safety
82
Schools
60
Transport
38
Environment
74
Investment
36

The bottom line

SE26 5SA offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE26 5SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for SE26 5SA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE26 5SA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Our Lady and St Philip Neri Catholic Primary School

Not yet inspected · 3 min walk

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 12 min walk

P8: +0.99A8: 58.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 47 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

56.7 incidents per 1,000 residents

Better than 57% of London
→ Stable

-25% vs borough

Crime by type

Violence & sexual offences32%
Other16%
Anti-social behaviour15%
Vehicle crime15%
Drug offences7%
Burglary6%
Theft5%
Robbery5%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beckenham Fire Station · 1.9km

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,767/m²
Price per ft²£536/ft²
Avg floor area85.5 m²

EPC breakdown

D
10%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 5%Terraced 52%Flat 43%

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£213,750
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, no 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

1999–2025 · CAGR

+8.2%

Total change

+681%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.2%

per year

Acceleration

-32.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached5.3%
Terraced52.6%
Flat/maisonette42.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£62k£53k-15.5%1.5
Post-dot-com plateau2002–2004£160k£122k-23.8%1.3
Pre-crash peak2005–2007£207k£245k+18.6%2
Help-to-Buy recovery2013–2016£279k£549k+97.1%1.5
Pandemic surge2020–2020£500k£500k+0%1
Rate-rise correction2022–2022£579k£579k+0%1
Current market2025–2025£485k£485k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Lower Sydenham

Nearby stations

Lower SydenhamNational Rail
7 min walk
Sydenham Rail StationWindrush · Southern
12 min walk
Penge West Rail StationWindrush · Southern
20 min walk
Beckenham Road Tram StopTram
21 min walk
Beckenham Junction Tram StopTram
23 min walk
No bus stops within 400m

24

Walkability score

14

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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park462m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Customer Carpark
740m
🅿️
Staff Carpark
771m

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 AONB21% green spaceTree canopy: 70%
More green space than 76% 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): None recorded

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

BROMLEAG CARE PRACTICE

BECKENHAM CLINIC, 14 THE CRESCENT, BR3 1DU

24 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 · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

Nearest supermarketIstanbul Supermarket · 221 m
11 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)

755m

Post office

Nearby shops

Costcutter446 m
Blackbird Bakery606 m
Bell Green Food & Wine627 m
Twice Sweet & Wine716 m

Nearby cafes

Mayow Park Pavilion & Café637 m

Nearby restaurants

Jerk Garden273 m
Healthy Options335 m
Sydenham Kebab490 m
Supreme Fish Bar495 m

Nearby pubs

Prince Alfred230 m
The Golden Lion473 m
The Dolphin547 m
The Bell585 m

Nearby gyms

The Bridge Leisure Centre406 m
The Gym Group637 m
HSBC Sports and Social Club680 m
Crystal Palace F.C. Academy774 m

Nearby pharmacies

Touchwood Pharmacy674 m
Superdrug714 m
Food hygiene (5-star)52% 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

36

Investment score

Weak

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

37.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,323m
Crossrail 2 route10,000m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,014 nationally

1,535

Est. population

11,180/km²

63%

Employed

51%

Degree educated

£41,700

Median income

7.9%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

22%
22%
29%
16%
Under 1822%
18–3422%
35–4928%
50–6416%
65+11%

Tenure

21%
30%
25%
23%
Own outright21%
Own (mortgage)30%
Private rent25%
Social rent23%
Shared ownership1%
Rent free1%

Ethnicity

44%
27%
White British44%
White Other12%
Asian5%
Black27%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine20%
No car household41%
Unemployed8%
No qualifications15%

Housing tenure (Census 2021)

Private rent25%
Social rent23%

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)
5
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
156 homes · FORMER BELL GREEN GASWORKS SITE, FORMER BELL GREEN GASWORKS SITE, BELL GREEN, SE26 4PU
Pipeline pressure
NONE

Named schemes (500m)

FORMER SYDENHAM CHILDRENS HOSPITAL, FORMER SYDENHAM CHILDRENS HOSPITAL, SYDENHAM ROAD, SE2650 homes
completed
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

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 5SA

Full postcodeSE26 5SA
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.424516
Longitude-0.040968
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