Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.43184, -0.06598

SE26 6AP— Forest Hill, Lewisham

Location and area intelligence for SE26 6AP, Forest Hill, Lewisham

The family fortress

 

Schools 100%Safety 83/100Transport 31/100

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
55
Safety
83
Schools
90
Transport
31
Environment
60
Investment
48

The bottom line

SE26 6AP 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 6AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for SE26 6AP

🛡️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 6AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Kelvin Grove Primary School

Good · Inspected Jun 2023 · 3 min walk

KS2: 104.2

—

Secondary

Sydenham School

Not yet inspected · 7 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.8 incidents per 1,000 residents

Better than 63% of London
→ Stable

-34% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour19%
Other19%
Vehicle crime18%
Burglary6%
Drug offences4%
Robbery4%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.9km

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area97.1 m²

EPC breakdown

C
6%
D
2%

Based on 8 properties · Confidence: low

Street mix

Semi 33%Terraced 50%Flat 17%

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 yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£242,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 75 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2021 · CAGR

+5.9%

Total change

+179%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.6%

per year

Acceleration

-25.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached33.3%
Terraced50%
Flat/maisonette16.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£160k£205k+28.5%1.5
Help-to-Buy recovery2015–2015£387k£387k+0%1
Brexit uncertainty2019–2019£467k£467k+0%1
Pandemic surge2021–2021£445k£445k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Sydenham→ London Bridge· 6 tph
20 min

Nearby stations

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

16

Walkability score

103

Footpaths (500m)

0

Santander docks (800m)

3.1 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria44 min ↑
Waterloo52 min ↑
Canary Wharf44 min ↓
City55 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

1

Car parks (800m)

2

EV chargers (800m)

Nearest car park431m
Santander docks (800m)0
Nearest cycle dock3.1 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: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.0 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Croham Hurst SSSI — 8.9 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

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 yield851.1 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ST JAMES' PRACTICE

138 CROYDON ROAD, BR3 4DG

49 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketEndora House Food & Wine · 1.1 km
2 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

0

Libraries (1km)

0

Cinemas (2km)

995m

Post office

Nearby shops

Wells Park Supermarket152 m
IBS Traditional French Bakery424 m
Tesco Express435 m
Ram Convenience Store458 m

Nearby cafes

Sugahill Cafe833 m
Uncle Tibo’s847 m
Concert Café920 m
The Lodge986 m

Nearby restaurants

Hibagon Sushi and Grill403 m
Lin Hong Garden407 m
Home Taste427 m
Mystic Burek430 m

Nearby pubs

The Talma133 m
The Fox & Hounds Pub434 m
The Wood House477 m
Bricklayers Arms499 m

Nearby gyms

PureGym829 m
NSC Diving Pool1.2 km
National Sports Centre1.2 km

Nearby pharmacies

Perfucare Pharmacy419 m
Food hygiene (5-star)54% of 41

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

E

High street health

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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

Avg monthly rent
£1,425London avg: £1,950/mo
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

18.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,112m
Crossrail 2 route8,081m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,355 nationally

1,547

Est. population

16,481/km²

57%

Employed

42%

Degree educated

£45,900

Median income

9.8%

Claimant rate

SuburbanVery high densityMixed

41

Community stability

Age profile

28%
25%
21%
18%
Under 1828%
18–3425%
35–4921%
50–6418%
65+8%

Tenure

19%
18%
54%
Own outright10%
Own (mortgage)19%
Private rent18%
Social rent54%
Shared ownership1%
Rent free0%

Ethnicity

28%
39%
White British28%
White Other9%
Asian7%
Black40%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine23%
No car household46%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Social rent54%
Private rent18%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
21
Planning apps (12 months)
1
Planning apps (3 years)
4
Local approval rate
100%
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)
10
Largest scheme
96 homes · 165, 165, Wells Park Road, SE26 6RP
Pipeline pressure
NONE

Named schemes (500m)

The Duke Public House, 104, The Duke Public House, 104, Wells Park Road, SE269 homes
completed
18, 18, LONGTON AVENUE, SE26 6QZ7 homes
completed
11 WELLS PARK ROAD, LONDON, SE26 6JQ3 homes
completed
28, 28, Crescent Wood Road, SE262 homes
completed
32a, 32a, Panmure Road, SE26 6NA2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
20.5%
Election year
2022
MP
Ellie Reeves (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Sophie DavisLabour and Co-operative Party
Peter BernardsLabour and Co-operative Party
Billy HardingLabour and Co-operative Party

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Key facts for SE26 6AP

Full postcodeSE26 6AP
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.431838
Longitude-0.065975
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