Forest Hill · Lewisham · Lewisham West and East Dulwich constituency · 51.43250, -0.06900

SE26 6TR— Forest Hill, Lewisham

Location and area intelligence for SE26 6TR, Forest Hill, Lewisham

The family fortress

 

Schools 100%Safety 83/100Transport 33/100~6% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
55
Safety
83
Schools
90
Transport
33
Environment
72
Investment
53

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE26 6TR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for SE26 6TR

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE26 6TR 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 · 5 min walk

KS2: 104.2

—

Secondary

Sydenham School

Not yet inspected · 9 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 · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.8 incidents per 1,000 residents

Better than 63% of London
→ Stable

-34% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour19%
Other19%
Vehicle crime18%
Burglary6%
Drug offences4%
Robbery4%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.0km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,119/m²
Price per ft²£383/ft²
Avg floor area70.4 m²

EPC breakdown

C
2%
D
4%
E
1%

Based on 7 properties · Confidence: low

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£176,000
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, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+7.8%

Total change

+458%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.9%

per year

Acceleration

-68.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£52k£52k+0%1
Pre-crash peak2006–2006£153k£153k+0%3
Help-to-Buy recovery2014–2014£197k£197k+0%1
Brexit uncertainty2018–2018£315k£315k+0%1
Current market2025–2025£290k£290k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Sydenham Hill→ Victoria· 4 tph
16 min

Nearby stations

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

13

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria44 min ↑
Waterloo52 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)

Nearest car park653m
Santander docks (800m)0
Nearest cycle dock2.9 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: 6.8 km away✗ Not Green Belt✗ Not AONB72% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 9.0 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

46 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Wood House (257 m)

No restaurants within 800m — nearest: Lin Hong Garden (610 m)

Nearest supermarketEndora House Food & Wine · 1.3 km
2 tennis courts1 swimming pools1 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)

809m

Post office

Nearby shops

Wells Park Supermarket368 m
IBS Traditional French Bakery645 m
Tesco Express655 m
Ram Convenience Store679 m

Nearby cafes

Concert Café965 m
The Lodge995 m

Nearby restaurants

Lin Hong Garden610 m
Hibagon Sushi and Grill622 m
Home Taste632 m
Mystic Burek635 m

Nearby pubs

The Wood House257 m
The Talma332 m
The Fox & Hounds Pub655 m
Bricklayers Arms696 m

Nearby gyms

Camber Lawn Tennis Club1.1 km

Nearby pharmacies

Perfucare Pharmacy640 m
Food hygiene (5-star)82% of 11

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

53

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43.6

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,326m
Crossrail 2 route7,861m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,355 nationally

1,547

Est. population

16,481/km²

57%

Employed

42%

Degree educated

£45,900

Median income

9.8%

Claimant rate

SuburbanVery high densityMixed

41

Community stability

Age profile

28%
25%
21%
18%
Under 1828%
18–3425%
35–4921%
50–6418%
65+8%

Tenure

19%
18%
54%
Own outright10%
Own (mortgage)19%
Private rent18%
Social rent54%
Shared ownership1%
Rent free0%

Ethnicity

28%
39%
White British28%
White Other9%
Asian7%
Black40%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine23%
No car household46%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Social rent54%
Private rent18%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
14
Planning apps (12 months)
3
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
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
41, 41, SYDENHAM HILL, SE26 6TH13 homes
completed
Site of block of 17 garages fronting, 1-8, Site of block of 17 garages fronting, 1-8, Vigilant Close, SE264 homes
completed
28, 28, Crescent Wood Road, SE262 homes
completed
Beltwood, 41, Sydenham Hill, SE26 6TH1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
20.5%
Election year
2022
MP
Ellie Reeves (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Sophie DavisLabour and Co-operative Party
Peter BernardsLabour and Co-operative Party
Billy HardingLabour and Co-operative Party

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Key facts for SE26 6TR

Full postcodeSE26 6TR
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardForest Hill
Latitude51.432499
Longitude-0.068997
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