Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42683, -0.06410

SE26 6BL— Sydenham, Lewisham

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

The family fortress

 

Schools 100%Safety 80/100Transport 29/100~9% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
58
Safety
80
Schools
90
Transport
29
Environment
80
Investment
57

The bottom line

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

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

SE26 6BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for SE26 6BL

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE26 6BL 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 · 8 min walk

KS2: 104.2

—

Secondary

Sydenham School

Not yet inspected · 11 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.2 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-5% vs borough

Crime by type

Anti-social behaviour23%
Violence & sexual offences23%
Other21%
Vehicle crime15%
Burglary8%
Drug offences7%
Theft2%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.2km

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£3,731/m²
Price per ft²£347/ft²
Avg floor area56.8 m²

EPC breakdown

D
3%
E
3%

Based on 6 properties · Confidence: low

Street mix

Flat 100%

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£142,000
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2026 · CAGR

+3.4%

Total change

+140%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.1%

per year

Acceleration

+4.76

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£83k£83k+0%2
Post-dot-com plateau2003–2003£135k£135k+0%1
Pre-crash peak2005–2007£155k£186k+20%1
GFC & correction2010–2010£189k£189k+0%2
Current market2026–2026£200k£200k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.4%
District
3.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Penge West→ London Bridge· 2 tph
24 min

Nearby stations

Sydenham Rail StationWindrush · Southern
9 min walk
Penge West Rail StationWindrush · Southern
13 min walk
Penge WestNational Rail
13 min walk
Crystal Palace Rail StationWindrush · Southern
14 min walk
Forest Hill Rail StationSouthern · Windrush
20 min walk
No bus stops within 400m

23

Walkability score

86

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria54 min ↑
Waterloo53 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

4

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)30
Nearest car park468m
Santander docks (800m)0
Nearest cycle dock3.4 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: 7.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.4 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

42 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

21

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Talma (444 m)

Nearest supermarketEndora House Food & Wine · 784 m
13 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

876m

Post office

Nearby shops

Wells Park Supermarket454 m
Kirkdale Convenience Store560 m
IBS Traditional French Bakery561 m
Ram Convenience Store563 m

Nearby cafes

Concert Café491 m
Sugahill Cafe539 m
Uncle Tibo’s561 m
Cobb’s Corner Cafe569 m

Nearby restaurants

Nando's574 m
Hibagon Sushi and Grill578 m
Home Taste687 m
Lin Hong Garden688 m

Nearby pubs

The Talma444 m
The Fox & Hounds Pub548 m
The Greyhound596 m
The Pavillion639 m

Nearby gyms

PureGym553 m
Sydenham Tennis, Squash and Croquet Club633 m
NSC Diving Pool654 m
National Sports Centre677 m

Nearby pharmacies

Perfucare Pharmacy562 m
Touchwood Pharmacy581 m

Nearby health

Bolney Court Dental Practice531 m
Food hygiene (5-star)47% of 36

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

57

Investment score

Good

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
8.6% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

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

17/100

Velocity score

Future outlook

37.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,945m
Crossrail 2 route8,456m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,618 nationally

1,592

Est. population

9,678/km²

63%

Employed

51%

Degree educated

£41,700

Median income

5.8%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

24%
21%
25%
19%
Under 1824%
18–3421%
35–4925%
50–6419%
65+12%

Tenure

14%
28%
20%
38%
Own outright14%
Own (mortgage)28%
Private rent20%
Social rent38%
Shared ownership1%

Ethnicity

40%
14%
29%
White British40%
White Other14%
Asian5%
Black29%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine19%
No car household49%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent38%
Private rent20%

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)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
5
Local approval rate
33%
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
46 homes · The Haven, The Haven, Springfield Road, Sydenham London, SE26 6HG
Pipeline pressure
NONE

Named schemes (500m)

WILLOW LODGE, 11, WILLOW LODGE, 11, WESTWOOD HILL, SE26 6BQ22 homes
completed
92, 92, Crystal Palace Park Road, SE26 6UP10 homes
completed
59, 59, Crystal Palace Park Road, SE26 6UT9 homes
completed
The Duke Public House, 104, The Duke Public House, 104, Wells Park Road, SE269 homes
completed
18, 18, LONGTON AVENUE, SE26 6QZ7 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 6BL

Full postcodeSE26 6BL
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.426834
Longitude-0.064101
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
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TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
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