Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42389, -0.05741

SE26 6DP— Sydenham, Lewisham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 52/100Yield 4.19%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
71
Safety
81
Schools
90
Transport
52
Environment
77
Investment
49

The bottom line

SE26 6DP offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £408,000 median — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how SE26 6DP 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 6DP meets your needs.

Location

SE26 6DP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-21.5% vs London avg
vs London income-0.7% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for SE26 6DP

🛡️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 6DP with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE26 6DP 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 · 10 min walk

KS2: 102.7

—

Secondary

Sydenham School

Not yet inspected · 14 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 22 min walk

4 primaries · 0 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.3km

Crime is 7% below London average

Property

2 Jul

Prices, sales volume and market trends

£408,000

Median sale price

22% below London median

£408,000 is 22% below the London median (£520,000)

-27.2%

This year

Flat

Dominant type

Price history

5-year change
+37.8%
Sales (24 months)9
New build0.0%
Avg flat£408,000
Price per m²£6,145/m²
Price per ft²£571/ft²
Avg floor area67.9 m²

EPC breakdown

C
41%
D
51%
E
9%
F
2%

Based on 103 properties · Confidence: high

Street mix

Detached 1%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

Stamp duty

Standard buyer£7,900
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,140

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.8×

Price-to-income

£2,041/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£169,750
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.6%

Total change

+446%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.7%

per year

Acceleration

-39.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 189 sales

Property Type Mix

Total: 189 sales

Detached0.5%
Flat/maisonette99.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£127k+121.8%6.8
Post-dot-com plateau2001–2004£127k£175k+37.9%11
Pre-crash peak2005–2007£156k£215k+37.8%9
GFC & correction2008–2012£227k£183k-19.6%3.8
Help-to-Buy recovery2013–2016£250k£400k+60%7.7
Brexit uncertainty2017–2019£327k£277k-15.3%3
Pandemic surge2020–2021£430k£296k-31.2%4
Rate-rise correction2022–2023£275k£390k+41.8%5
Current market2024–2026£380k£313k-17.7%3.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.9%
District
6.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position100

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
5 min walk
SydenhamNational Rail
5 min walk
Penge West Rail StationWindrush · Southern
9 min walk
Crystal Palace Rail StationWindrush · Southern
15 min walk
Anerley Rail StationSouthern · Windrush
18 min walk
No bus stops within 400m

43

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

3.9 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

7

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)60
Nearest car park431m
Santander docks (800m)0
Nearest cycle dock3.9 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: 8.0 km away✗ Not Green Belt✗ Not AONB90% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.1 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

36 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

9

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Pavillion (363 m)

Nearest supermarketEndora House Food & Wine · 403 m
7 tennis courts1 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)

0

Cinemas (2km)

466m

Post office

Nearby shops

Village Food Market333 m
Centre News335 m
BottleCave376 m
Palace Wines377 m

Nearby cafes

Cobb’s Corner Cafe336 m
Kente Cafe370 m
Dilz Cafe388 m
Shirin390 m

Nearby restaurants

Nando's383 m
Vietsan446 m
Gurkhas509 m
Chef's Delight513 m

Nearby pubs

The Pavillion363 m
The Greyhound370 m
Station Ten393 m
Ignition Brewery Taproom479 m

Nearby gyms

Sydenham Tennis, Squash and Croquet Club239 m
PureGym415 m
The Gym Group563 m
Temple of Strength685 m

Nearby pharmacies

Touchwood Pharmacy336 m
Superdrug523 m
Perfucare Pharmacy834 m

Nearby health

Bolney Court Dental Practice203 m
Food hygiene (5-star)50% of 74

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

49

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

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

17/100

Velocity score

Future outlook

70.5

Price growth score

B
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,459m
Crossrail 2 route9,021m

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%
Price vs London-21.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
5
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)
20
Largest scheme
46 homes · The Haven, The Haven, Springfield Road, Sydenham London, SE26 6HG
Pipeline pressure
NONE

Named schemes (500m)

The Haven, The Haven, Springfield Road, Sydenham London, SE26 6HG46 homes
completed
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
63, 63, LAWRIE PARK ROAD, SE26 6EA30 homes
completed
GRACE LODGE, 5-7, GRACE LODGE, 5-7, LAWRIE PARK ROAD, SE2628 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£408,000)

£7,900

Standard buyer

£0

First-time buyer

Save £7,900

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in SE26 6DP? 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 6DP.
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

What else could £408k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SE26 6DP

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

No spam. Unsubscribe anytime.

Key facts for SE26 6DP

Full postcodeSE26 6DP
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.423890
Longitude-0.057407
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