Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42840, -0.06547

SE26 6QJ— Sydenham, Lewisham

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

The family fortress

 

Schools 100%Safety 80/100Transport 33/100

Best for: Families

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

Liveability
57
Safety
80
Schools
90
Transport
33
Environment
80
Investment
50

The bottom line

SE26 6QJ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE26 6QJ

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 6QJ

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE26 6QJ 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 · 6 min walk

KS2: 104.2

—

Secondary

Sydenham School

Not yet inspected · 10 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 · 13 min walk

3 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 risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.1km

Crime is +11% above London average

Property

Prices, sales volume and market trends

Avg floor area73.4 m²

EPC breakdown

C
1%
D
13%

Based on 14 properties · Confidence: medium

Street mix

Terraced 27%Detached 5%Flat 68%

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£183,500
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

1995–2022 · CAGR

+9.7%

Total change

+1126%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.0%

per year

Acceleration

+70.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 21 sales

Property Type Mix

Total: 21 sales

Detached4.8%
Terraced28.6%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£130k+145.2%1.6
Post-dot-com plateau2002–2004£217k£195k-10.1%1
Pre-crash peak2005–2005£221k£221k+0%2
GFC & correction2008–2009£265k£237k-10.6%1.5
Help-to-Buy recovery2014–2016£375k£650k+73.3%1
Pandemic surge2020–2020£461k£461k+0%1
Rate-rise correction2022–2022£650k£650k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

23

Walkability score

106

Footpaths (500m)

0

Santander docks (800m)

3.2 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 park418m
Santander docks (800m)0
Nearest cycle dock3.2 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: 7.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.5 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

45 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.2 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

60

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

17

Sports (1km)

1

Convenience

Nearest supermarketEndora House Food & Wine · 911 m
11 tennis courts2 swimming pools4 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)

1

Cinemas (2km)

1.0km

Post office

Nearby shops

Wells Park Supermarket289 m
IBS Traditional French Bakery491 m
Ram Convenience Store506 m
Tesco Express513 m

Nearby cafes

Concert Café574 m
Sugahill Cafe642 m
Uncle Tibo’s662 m
Cobb’s Corner Cafe689 m

Nearby restaurants

Hibagon Sushi and Grill496 m
Lin Hong Garden586 m
Home Taste592 m
Mystic Burek597 m

Nearby pubs

The Talma265 m
The Fox & Hounds Pub484 m
Bricklayers Arms674 m
The Wood House698 m

Nearby gyms

PureGym650 m
NSC Diving Pool804 m
National Sports Centre823 m
Sydenham Tennis, Squash and Croquet Club831 m

Nearby pharmacies

Perfucare Pharmacy490 m
Touchwood Pharmacy702 m

Nearby health

Bolney Court Dental Practice683 m
Food hygiene (5-star)49% of 35

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

50

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 score15/100
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

29

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,052m
Crossrail 2 route8,290m

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)
19
Planning apps (12 months)
1
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
22 homes · WILLOW LODGE, 11, WILLOW LODGE, 11, WESTWOOD HILL, SE26 6BQ
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 6QJ

Full postcodeSE26 6QJ
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.428403
Longitude-0.065473
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