Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42592, -0.05752

SE26 6DN— Sydenham, Lewisham

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

The practical family move

 

Schools 100%Safety 81/100Transport 55/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
67
Safety
81
Schools
90
Transport
55
Environment
51
Investment
40

The bottom line

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

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE26 6DN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for SE26 6DN

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

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“The practical family move”

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How SE26 6DN 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 · 7 min walk

KS2: 102.7

—

Secondary

Sydenham School

Not yet inspected · 12 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 · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.4 incidents per 1,000 residents

Better than 54% of London
→ Stable

-21% vs borough

Crime by type

Other29%
Violence & sexual offences25%
Anti-social behaviour19%
Vehicle crime12%
Burglary8%
Robbery3%
Drug offences2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.1km

Crime is 7% below 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£10,489/m²
Price per ft²£974/ft²
Avg floor area54.8 m²

EPC breakdown

B
4%
C
44%
D
14%
E
3%
F
1%

Based on 66 properties · Confidence: high

Street mix

Semi 4%Terraced 11%Detached 4%Flat 76%Other 4%

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£137,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.5%

Total change

+974%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.3%

per year

Acceleration

+49.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 65 sales

Property Type Mix

Total: 65 sales

Detached4.6%
Semi-detached4.6%
Terraced12.3%
Flat/maisonette78.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£62k£138k+123%3.6
Post-dot-com plateau2001–2004£160k£270k+68.8%2.5
Pre-crash peak2005–2007£207k£258k+24.4%3.3
GFC & correction2008–2012£210k£307k+46.2%2.4
Help-to-Buy recovery2015–2016£425k£476k+12.1%2.5
Brexit uncertainty2018–2019£581k£545k-6.3%1.5
Pandemic surge2021–2021£600k£600k+0%3
Rate-rise correction2022–2023£318k£715k+124.8%1
Current market2024–2025£536k£666k+24.3%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
9.4%
District
9.4%
Terraced+0% α
Local
13.5%
District
13.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

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
12 min walk
Crystal Palace Rail StationWindrush · Southern
17 min walk
Forest Hill Rail StationSouthern · Windrush
19 min walk
6 bus routes · 7 stops within 400m · 96 buses/hr peak

59

Walkability score

81

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 park523m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.8 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 89% 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

39 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 · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

10

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

7

Convenience

Nearest supermarketEndora House Food & Wine · 324 m
7 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

0

Libraries (1km)

0

Cinemas (2km)

413m

Post office

Nearby shops

Centre News155 m
Village Food Market158 m
Sainsbury's Local189 m
Kirkdale Convenience Store197 m

Nearby cafes

Cobb’s Corner Cafe145 m
Sugahill Cafe177 m
Uncle Tibo’s192 m
Dilz Cafe267 m

Nearby restaurants

Nando's182 m
Vietsan384 m
Gurkhas446 m
Chef's Delight452 m

Nearby pubs

The Greyhound183 m
The Pavillion204 m
Station Ten247 m
Ignition Brewery Taproom426 m

Nearby gyms

PureGym201 m
Sydenham Tennis, Squash and Croquet Club446 m
The Gym Group530 m
NSC Diving Pool838 m

Nearby pharmacies

Touchwood Pharmacy152 m
Superdrug464 m
Perfucare Pharmacy612 m

Nearby health

Bolney Court Dental Practice65 m
Food hygiene (5-star)45% of 78

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

40

Investment score

Moderate

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

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

55.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,482m
Crossrail 2 route8,908m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,322 nationally

1,773

Est. population

14,321/km²

67%

Employed

54%

Degree educated

£41,700

Median income

6.4%

Claimant rate

Inner cityHigh densityEstablished mixed

44

Community stability

Age profile

19%
23%
26%
18%
13%
Under 1819%
18–3423%
35–4926%
50–6418%
65+13%

Tenure

15%
30%
24%
30%
Own outright14%
Own (mortgage)30%
Private rent24%
Social rent30%
Shared ownership1%
Rent free0%

Ethnicity

45%
15%
22%
White British45%
White Other14%
Asian8%
Black22%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household50%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent30%
Private rent24%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
13
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
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)
20
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
22A-24, 22A-24, Sydenham Road, SE26 5QW19 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 6DN

Full postcodeSE26 6DN
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.425925
Longitude-0.057522
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