Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42960, -0.06390

SE26 6LE— Sydenham, Lewisham

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

The practical family move

 

Schools 100%Safety 80/100Transport 39/100

Best for: Families

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

Liveability
57
Safety
80
Schools
90
Transport
39
Environment
54
Investment
54

The bottom line

SE26 6LE 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 6LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for SE26 6LE

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

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Postcode Personality

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“The practical family move”

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How SE26 6LE 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 · 4 min walk

KS2: 104.2

—

Secondary

Sydenham School

Not yet inspected · 8 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 · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.6 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences32%
Other26%
Anti-social behaviour17%
Vehicle crime11%
Drug offences6%
Burglary6%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.0km

Crime is +10% above London average

Property

Prices, sales volume and market trends

Avg floor area74.1 m²

EPC breakdown

B
3%
C
46%
D
19%

Based on 68 properties · Confidence: high

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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£185,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2024 · CAGR

+6.7%

Total change

+379%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.6%

per year

Acceleration

-8.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£70k£70k+0%1
Post-dot-com plateau2003–2004£124k£130k+4.7%1
Pre-crash peak2005–2005£147k£147k+0%1
GFC & correction2008–2009£199k£125k-37.2%1
Help-to-Buy recovery2015–2015£202k£202k+0%1
Pandemic surge2021–2021£330k£330k+0%1
Rate-rise correction2023–2023£348k£348k+0%1
Current market2024–2024£335k£335k+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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Sydenham→ London Bridge· 6 tph
20 min

Nearby stations

Sydenham Rail StationWindrush · Southern
9 min walk
SydenhamNational Rail
9 min walk
Forest Hill Rail StationSouthern · Windrush
16 min walk
Penge West Rail StationWindrush · Southern
17 min walk
Crystal Palace Rail StationWindrush · Southern
18 min walk
No bus stops within 400m

19

Walkability score

100

Footpaths (500m)

0

Santander docks (800m)

3.3 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

2

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)30
Nearest car park263m
Santander docks (800m)0
Nearest cycle dock3.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 7.3 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 8.7 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

46 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketEndora House Food & Wine · 856 m
8 tennis courts1 swimming pools2 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)

948m

Post office

Nearby shops

Wells Park Supermarket149 m
IBS Traditional French Bakery324 m
Ram Convenience Store342 m
Tesco Express346 m

Nearby cafes

Sugahill Cafe579 m
Uncle Tibo’s596 m
Cobb’s Corner Cafe638 m
Concert Café743 m

Nearby restaurants

Hibagon Sushi and Grill326 m
Lin Hong Garden414 m
Home Taste419 m
Mystic Burek424 m

Nearby pubs

The Talma155 m
The Fox & Hounds Pub319 m
Bricklayers Arms502 m
The Greyhound650 m

Nearby gyms

PureGym580 m
Sydenham Tennis, Squash and Croquet Club902 m
Forest Hill Pools934 m
NSC Diving Pool955 m

Nearby pharmacies

Perfucare Pharmacy322 m
Touchwood Pharmacy651 m

Nearby health

Bolney Court Dental Practice666 m
Food hygiene (5-star)50% of 42

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

54

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

26.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,951m
Crossrail 2 route8,325m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,040 nationally

1,522

Est. population

10,230/km²

54%

Employed

45%

Degree educated

£41,700

Median income

9.5%

Claimant rate

Inner cityHigh densityEstablished mixed

49

Community stability

Age profile

24%
19%
20%
18%
19%
Under 1824%
18–3419%
35–4920%
50–6418%
65+19%

Tenure

24%
27%
15%
32%
Own outright24%
Own (mortgage)27%
Private rent15%
Social rent32%
Shared ownership2%

Ethnicity

43%
26%
White British43%
White Other12%
Asian9%
Black26%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine20%
No car household43%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Social rent32%
Private rent15%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
18
Planning apps (12 months)
1
Planning apps (3 years)
1
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)
12
Largest scheme
33 homes · 179, 179, DARTMOUTH ROAD, SE26 4RN
Pipeline pressure
NONE

Named schemes (500m)

WILLOW LODGE, 11, WILLOW LODGE, 11, WESTWOOD HILL, SE26 6BQ22 homes
completed
1-7, 1-7, CHURCHLEY VILLAS, WELLS PARK ROAD, SE2613 homes
completed
102-108, 102-108, KIRKDALE, SE2612 homes
completed
The Duke Public House, 104, The Duke Public House, 104, Wells Park Road, SE269 homes
completed
125-131 KIRKDALE, LONDON, SE26 4QJ, 125-1318 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 6LE

Full postcodeSE26 6LE
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.429600
Longitude-0.063897
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