Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42716, -0.05747

SE26 6BE— Sydenham, Lewisham

Location and area intelligence for SE26 6BE, Sydenham, Lewisham

High-connectivity investment target

 

Schools 100%Safety 65/100Transport 60/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
65
Schools
90
Transport
60
Environment
54
Investment
53

The bottom line

SE26 6BE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how SE26 6BE scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE26 6BE meets your needs.

Location

SE26 6BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+148.0% vs London avg

Deep-dive guides for SE26 6BE

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE26 6BE with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How SE26 6BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Bartholomews's Church of England Primary School

Good · Inspected Jul 2023 · 6 min walk

KS2: 102.7

—

Secondary

Sydenham School

Not yet inspected · 10 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

161.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+113% vs borough

Crime by type

Other37%
Violence & sexual offences24%
Anti-social behaviour20%
Vehicle crime6%
Drug offences4%
Robbery4%
Theft3%
Burglary3%

Road safety

98

Road safety score

2

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.0km

Crime is +148% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£7,401/m²
Price per ft²£688/ft²
Avg floor area58.3 m²

EPC breakdown

C
13%
D
4%

Based on 17 properties · Confidence: medium

Street mix

Semi 8%Flat 92%

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 yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£145,750
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, 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

1998–2025 · CAGR

+7.6%

Total change

+619%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.1%

per year

Acceleration

+1.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached8%
Flat/maisonette92%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£61k£84k+38.8%1.7
Post-dot-com plateau2002–2003£130k£143k+10.4%2.5
Pre-crash peak2006–2006£171k£171k+0%2
GFC & correction2008–2012£223k£220k-1.1%1.2
Help-to-Buy recovery2014–2014£293k£293k+0%1
Brexit uncertainty2019–2019£365k£365k+0%1
Pandemic surge2020–2020£386k£386k+0%2
Rate-rise correction2022–2022£350k£350k+0%1
Current market2024–2025£388k£435k+12.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.8%
District
8.8%

CAGR over 22yr 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 Volume75
Seasonal Timing2
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very 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
3 min walk
SydenhamNational Rail
3 min walk
Penge West Rail StationWindrush · Southern
14 min walk
Forest Hill Rail StationSouthern · Windrush
17 min walk
Crystal Palace Rail StationWindrush · Southern
18 min walk
6 bus routes · 6 stops within 400m · 124 buses/hr peak

59

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

3.8 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)

2

EV chargers (800m)

Total spaces (800m)30
Nearest car park400m
Santander docks (800m)0
Nearest cycle dock3.8 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 8.5 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): 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 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

41 min walk

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

10

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

7

Convenience

Nearest supermarketEndora House Food & Wine · 338 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

1

Libraries (1km)

0

Cinemas (2km)

431m

Post office

Nearby shops

Kirkdale Convenience Store100 m
Sainsbury's Local128 m
Centre News137 m
Village Food Market143 m

Nearby cafes

Sugahill Cafe77 m
Uncle Tibo’s100 m
Cobb’s Corner Cafe117 m
Dilz Cafe262 m

Nearby restaurants

Nando's111 m
Vietsan399 m
Gurkhas453 m
Chef's Delight459 m

Nearby pubs

The Greyhound136 m
The Pavillion184 m
Station Ten225 m
Ignition Brewery Taproom442 m

Nearby gyms

PureGym96 m
The Gym Group548 m
Sydenham Tennis, Squash and Croquet Club581 m
Forest Hill Pools1.0 km

Nearby pharmacies

Touchwood Pharmacy129 m
Superdrug471 m
Perfucare Pharmacy483 m

Nearby health

Bolney Court Dental Practice176 m
Food hygiene (5-star)43% of 79

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

53

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
Gross yield
4.0% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

53.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,487m
Crossrail 2 route8,847m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,901 nationally

1,785

Est. population

10,225/km²

68%

Employed

49%

Degree educated

£41,700

Median income

8.2%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

36

Community stability

Age profile

22%
26%
26%
17%
Under 1822%
18–3426%
35–4926%
50–6417%
65+9%

Tenure

20%
33%
35%
Own outright11%
Own (mortgage)20%
Private rent33%
Social rent35%
Shared ownership1%

Ethnicity

36%
16%
24%
White British36%
White Other16%
Asian7%
Black24%
Mixed12%
Other5%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household54%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Social rent35%
Private rent33%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
14
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
22
Largest scheme
46 homes · The Haven, The Haven, Springfield Road, Sydenham London, SE26 6HG
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
GRACE LODGE, 5-7, GRACE LODGE, 5-7, LAWRIE PARK ROAD, SE2628 homes
completed
WILLOW LODGE, 11, WILLOW LODGE, 11, WESTWOOD HILL, SE26 6BQ22 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

Live in SE26 6BE? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE26 6BE.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lewisham with nearby boroughs:

Lewisham vs SouthwarkLewisham vs GreenwichLewisham vs BexleyLewisham vs Hackney

Similar postcodes

Frequently asked questions

📍 Track SE26 6BE

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE26 6BE

Full postcodeSE26 6BE
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.427165
Longitude-0.057470
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