Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42948, -0.07377

SE26 6SP— Sydenham, Lewisham

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

The family fortress

 

Schools 100%Safety 75/100Transport 37/100

Best for: Families

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

Liveability
54
Safety
75
Schools
95
Transport
37
Environment
80
Investment
45

The bottom line

SE26 6SP 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 6SP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for SE26 6SP

🛡️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 6SP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Dulwich Wood Primary School

Good · Inspected Jul 2022 · 9 min walk

KS2: 105.4

★★★

Secondary

Kingsdale Foundation School

Outstanding · Inspected Mar 2023 · 11 min walk

P8: +0.68A8: 66.7

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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.5 incidents per 1,000 residents

Better than 51% of London
↑ Rising 910.0%

-16% vs borough

Crime by type

Violence & sexual offences34%
Other28%
Anti-social behaviour17%
Vehicle crime11%
Burglary7%
Drug offences3%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.5km

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area225 m²

EPC breakdown

C
1%
D
2%
E
1%

Based on 4 properties · Confidence: low

Street mix

Detached 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£562,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2021 · CAGR

+8.7%

Total change

+702%

Market Activity

Price Velocity & Acceleration

Current Velocity

+139.1%

per year

Acceleration

+154.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 10 sales

Property Type Mix

Total: 10 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£240k£308k+28.3%1
Post-dot-com plateau2001–2004£445k£455k+2.2%1
Pre-crash peak2005–2006£830k£1.10m+32.5%1
GFC & correction2011–2011£950k£950k+0%2
Help-to-Buy recovery2013–2013£805k£805k+0%1
Pandemic surge2021–2021£1.93m£1.93m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Sydenham Hill→ Victoria· 4 tph
16 min

Nearby stations

Sydenham HillNational Rail
7 min walk
Crystal Palace Rail StationSouthern · Windrush
16 min walk
Sydenham Rail StationWindrush · Southern
17 min walk
Penge West Rail StationWindrush · Southern
20 min walk
Forest Hill Rail StationSouthern · Windrush
23 min walk
No bus stops within 400m

10

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria ★42 min
Waterloo55 min ↑
Canary Wharf46 min ↑
City54 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)

Nearest car park435m
Santander docks (800m)0
Nearest cycle dock2.7 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: 7.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.6 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

40 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 988 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketEndora House Food & Wine · 1.5 km
2 tennis courts4 swimming pools1 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)

446m

Post office

Nearby shops

Cheers 1 Off Licence453 m
Wells Park Supermarket674 m
HM Newsmarket838 m
Select900 m

Nearby cafes

Concert Café703 m
Cafe Paradou1.1 km
Cafe St Germain1.1 km
Cadence Performance1.1 km

Nearby restaurants

New May Flower481 m
Eastern Cuisine836 m
Rock Steady Rum Lounge863 m
Kishmish Persian Cafe1.1 km

Nearby pubs

The Wood House375 m
The Talma620 m
The Colby Arms843 m
Bull & Finch866 m

Nearby gyms

NSC Diving Pool1.0 km
National Sports Centre1.0 km
NSC 50m pool1.1 km
Crystal Palace National Sports Centre1.1 km
Food hygiene (5-star)70% of 10

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

45

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 score12/100
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

19.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,635m
Crossrail 2 route7,725m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,521 nationally

1,591

Est. population

9,456/km²

60%

Employed

44%

Degree educated

£41,700

Median income

9.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

30%
17%
23%
19%
Under 1830%
18–3417%
35–4923%
50–6419%
65+12%

Tenure

20%
57%
Own outright11%
Own (mortgage)20%
Private rent11%
Social rent57%
Shared ownership1%
Rent free0%

Ethnicity

40%
29%
White British40%
White Other11%
Asian5%
Black30%
Mixed11%
Other5%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine21%
No car household41%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Social rent57%
Private rent11%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
14
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
7
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)
9
Largest scheme
96 homes · 165, 165, Wells Park Road, SE26 6RP
Pipeline pressure
NONE

Named schemes (500m)

165, 165, Wells Park Road, SE26 6RP96 homes
completed
LAND AT REAR OF GOODLIFFE HOUSE, 28, LAND AT REAR OF GOODLIFFE HOUSE, 28, SYDENHAM HILL, SE2625 homes
completed
LAND AT THE CORNER OF, LAND AT THE CORNER OF, HILLCREST CLOSE, HIGH LEVEL DRIVE, SE26 6XQ16 homes
completed
19 - 23, 19 - 23, SYDENHAM HILL, SE26 6SH14 homes
completed
11, 11, Sydenham Hill, SE26 6SH9 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 6SP

Full postcodeSE26 6SP
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.429475
Longitude-0.073772
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