Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42655, -0.06910

SE26 6PD— Sydenham, Lewisham

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

The family fortress

 

Schools 100%Safety 80/100Transport 31/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

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

Liveability
56
Safety
80
Schools
90
Transport
31
Environment
80
Investment
35

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

Check your dealbreakers

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

Location

SE26 6PD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

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

Deep-dive guides for SE26 6PD

🛡️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 6PD with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE26 6PD 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 · 10 min walk

KS2: 104.2

—

Secondary

Sydenham School

Not yet inspected · 14 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 12 min walk

2 primaries · 0 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)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.5km

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,917/m²
Price per ft²£643/ft²
Avg floor area85.8 m²

EPC breakdown

C
1%
D
10%
E
3%

Based on 14 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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£214,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.5%

Total change

+1164%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.4%

per year

Acceleration

+16.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £100k–£125k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached7.7%
Flat/maisonette92.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£116k+132%1.4
Post-dot-com plateau2002–2004£185k£223k+20.3%1.5
Pre-crash peak2005–2007£215k£300k+39.5%1.3
GFC & correction2008–2009£276k£180k-34.8%1
Help-to-Buy recovery2015–2015£468k£468k+0%2
Brexit uncertainty2017–2019£523k£450k-13.9%1.5
Current market2024–2026£553k£632k+14.4%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.5%
District
6.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Crystal Palace→ London Bridge· 8 tph
25 min

Nearby stations

Crystal Palace Rail StationSouthern · Windrush
12 min walk
Crystal PalaceNational Rail
12 min walk
Sydenham Rail StationWindrush · Southern
13 min walk
Penge West Rail StationWindrush · Southern
14 min walk
Anerley Rail StationSouthern · Windrush
20 min walk
No bus stops within 400m

21

Walkability score

114

Footpaths (500m)

0

Santander docks (800m)

3.1 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

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)30
Nearest car park534m
Santander docks (800m)0
Nearest cycle dock3.1 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.3 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

MERSHAM MEDICAL CENTRE

30 NORBURY ROAD, CR7 8JN

39 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 894 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

15

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Talma (546 m)

No restaurants within 800m — nearest: Hibagon Sushi and Grill (822 m)

Nearest supermarketEndora House Food & Wine · 1.1 km
6 tennis courts2 swimming pools3 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)

867m

Post office

Nearby shops

Wells Park Supermarket587 m
IBS Traditional French Bakery817 m
Ram Convenience Store831 m
Tesco Express840 m

Nearby cafes

Concert Café303 m
Brown & Green Bev Bar906 m
Brown And Green Life925 m
Brown & Green946 m

Nearby restaurants

Hibagon Sushi and Grill822 m
Lin Hong Garden907 m
Home Taste915 m
Mystic Burek920 m

Nearby pubs

The Talma546 m
The Wood House736 m
The Fox & Hounds Pub810 m

Nearby gyms

NSC Diving Pool610 m
National Sports Centre618 m
NSC 50m pool646 m
Crystal Palace National Sports Centre719 m

Nearby pharmacies

Perfucare Pharmacy816 m
Food hygiene (5-star)78% of 9

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

35

Investment score

Weak

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

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

43.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,290m
Crossrail 2 route8,164m

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)
10
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)
2
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)
10
Largest scheme
96 homes · 165, 165, Wells Park Road, SE26 6RP
Pipeline pressure
NONE

Named schemes (500m)

LAND AT THE JUNCTION OF, LAND AT THE JUNCTION OF, WESTWOOD HILL, HILLCREST CLOSE, SE2616 homes
completed
LAND AT THE CORNER OF, LAND AT THE CORNER OF, HILLCREST CLOSE, HIGH LEVEL DRIVE, SE26 6XQ16 homes
completed
92, 92, Crystal Palace Park Road, SE26 6UP10 homes
completed
59, 59, Crystal Palace Park Road, SE26 6UT9 homes
completed
103 WESTWOOD HILL, LONDON, SE26 6PE9 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 6PD? 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 6PD.
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 6PD

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

No spam. Unsubscribe anytime.

Key facts for SE26 6PD

Full postcodeSE26 6PD
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.426548
Longitude-0.069104
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