Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42840, -0.03844

SE26 5SL— Sydenham, Lewisham

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

The family fortress

 

Schools 100%Safety 68/100Transport 47/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
60
Safety
68
Schools
90
Transport
47
Environment
76
Investment
25

The bottom line

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

The catch: high noise levels nearby.

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Location

SE26 5SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.0% vs London avg
vs London crime+127.0% vs London avg

Deep-dive guides for SE26 5SL

🛡️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 5SL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Haseltine Primary School

Good · Inspected Mar 2023 · 2 min walk

KS2: 104.7

★★

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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

147.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+95% vs borough

Crime by type

Other35%
Violence & sexual offences20%
Vehicle crime12%
Anti-social behaviour11%
Theft7%
Burglary6%
Drug offences5%
Robbery4%

Road safety

99

Road safety score

1

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.7km

Crime is +127% above 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£50,420/m²
Price per ft²£4,684/ft²
Avg floor area58.7 m²

EPC breakdown

A
1%
B
10%
C
11%
D
7%
E
9%
F
2%

Based on 40 properties · Confidence: high

Street mix

Semi 8%Terraced 15%Detached 4%Flat 50%Other 23%

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£146,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2014
WallsSolid brick, as built, no insulation (assumed)
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,892
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+14.6%

Total change

+3900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+738.0%

per year

Acceleration

+724.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £75k–£100k · 19 sales

Property Type Mix

Total: 19 sales

Detached5.3%
Semi-detached10.5%
Terraced15.8%
Flat/maisonette68.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£75k£135k+80%1
Post-dot-com plateau2001–2001£76k£76k+0%2
Pre-crash peak2005–2006£248k£205k-17.3%1.5
Brexit uncertainty2018–2019£395k£375k-5.1%4
Pandemic surge2020–2020£315k£315k+0%2
Rate-rise correction2022–2022£358k£358k+0%1
Current market2025–2025£3.00m£3.00m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.8%
District
7.8%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
14 min walk
Forest Hill Rail StationSouthern · Windrush
20 min walk
Penge West Rail StationWindrush · Southern
25 min walk
Beckenham Road Tram StopTram
27 min walk
No bus stops within 400m

28

Walkability score

123

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria50 min ↑
Waterloo35 min ↓
Canary Wharf43 min ↓
City38 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

14

Car parks (800m)

2

EV chargers (800m)

Nearest car park122m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Customer Carpark
298m
🅿️
Staff Carpark
390m

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
NoiseHIGH
road
Noisier 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 AONB28% green spaceTree canopy: 55%
More green space than 83% of London

Nearest SSSI: Elmstead Pit SSSI — 6.0 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

28 min walk

0

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBeckenham Beacon · 2.6 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

45

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketIstanbul Supermarket · 460 m
1 tennis courts1 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)

954m

Post office

Nearby shops

Costcutter22 m
Bell Green Food & Wine161 m
Tesco Express864 m
Siddons News1.1 km

Nearby cafes

Mayow Park Pavilion & Café600 m

Nearby restaurants

McDonald's444 m
Perry Fish & Chips515 m
Jerk Garden528 m
Healthy Options582 m

Nearby pubs

The Bell136 m
Railway Tavern367 m
Prince Alfred467 m
Prince Of Wales653 m

Nearby gyms

The Bridge Leisure Centre290 m
Crystal Palace F.C. Academy925 m
Goals961 m
HSBC Sports and Social Club1.1 km
Food hygiene (5-star)60% of 63

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

25

Investment score

Weak

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

Low gross yield (0.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
0.6% (low)London avg: 3.8%Low yield — bottom 25% of London
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

36

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,176m
Crossrail 2 route9,954m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,458 nationally

1,799

Est. population

7,533/km²

59%

Employed

42%

Degree educated

£39,500

Median income

7.5%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

27%
21%
22%
17%
13%
Under 1827%
18–3421%
35–4922%
50–6417%
65+13%

Tenure

22%
29%
22%
25%
Own outright22%
Own (mortgage)28%
Private rent22%
Social rent25%
Shared ownership2%
Rent free0%

Ethnicity

46%
27%
White British46%
White Other10%
Asian7%
Black27%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household35%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Social rent25%
Private rent22%

vs. London

Income vs London-6.0%

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)
1
Local approval rate
0%
Borough approval rate
61%
Historic landfill (400m)
2
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)
15
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 BELL GREEN GASWORKS SITE, FORMER BELL GREEN GASWORKS SITE, BELL GREEN, SE26 4PU156 homes
completed
FORMER SYDENHAM CHILDRENS HOSPITAL, FORMER SYDENHAM CHILDRENS HOSPITAL, SYDENHAM ROAD, SE2650 homes
completed
132, 132, Adamsrill Road, SE26 4AU25 homes
completed
255-269, 255-269, SYDENHAM ROAD, SE2624 homes
completed
50-84, 50-84, BELL GREEN, SE26 4PZ23 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 5SL

Full postcodeSE26 5SL
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.428404
Longitude-0.038443
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