Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42829, -0.07066

SE26 6XT— Sydenham, Lewisham

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

The family fortress

 

Schools 100%Safety 75/100Transport 29/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
52
Safety
75
Schools
90
Transport
29
Environment
80
Investment
40

The bottom line

SE26 6XT 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 6XT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for SE26 6XT

🛡️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 6XT 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 · 9 min walk

KS2: 104.2

—

Secondary

Sydenham School

Not yet inspected · 13 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 · 9 min walk

2 primaries · 0 secondaries · 0 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 · 2.4km

Crime is 2% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,942/m²
Price per ft²£552/ft²
Avg floor area65.8 m²

EPC breakdown

C
25%
D
14%
E
2%
F
1%
G
2%

Based on 44 properties · Confidence: high

Street mix

Semi 19%Terraced 73%Other 8%

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£164,500
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, filled cavity
RoofFlat, limited insulation (assumed)
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

2001–2025 · CAGR

+10.2%

Total change

+919%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.7%

per year

Acceleration

+33.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached20.8%
Terraced79.2%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£52k£170k+226.8%1.3
Pre-crash peak2005–2006£179k£182k+2%2
GFC & correction2009–2012£198k£250k+26.6%1.5
Help-to-Buy recovery2014–2016£272k£357k+31.6%2
Brexit uncertainty2019–2019£355k£355k+0%1
Pandemic surge2021–2021£450k£450k+0%1
Rate-rise correction2022–2023£498k£465k-6.5%1.5
Current market2024–2025£425k£530k+24.7%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.6%
District
5.6%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
14 min walk
Crystal PalaceNational Rail
14 min walk
Sydenham Rail StationWindrush · Southern
14 min walk
Penge West Rail StationWindrush · Southern
17 min walk
Forest Hill Rail StationSouthern · Windrush
22 min walk
No bus stops within 400m

18

Walkability score

79

Footpaths (500m)

0

Santander docks (800m)

2.9 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

5

Car parks (800m)

2

EV chargers (800m)

Nearest car park523m
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: 7.2 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

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

2

Care homes (1km)

Nearest hospital · 970 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Talma (475 m)

No restaurants within 800m — nearest: New May Flower (727 m)

Nearest supermarketEndora House Food & Wine · 1.3 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)

690m

Post office

Nearby shops

Wells Park Supermarket526 m
Cheers 1 Off Licence700 m

Nearby cafes

Concert Café506 m
Brown & Green1.1 km

Nearby restaurants

New May Flower727 m
Hibagon Sushi and Grill805 m

Nearby pubs

The Talma475 m
The Wood House518 m

Nearby gyms

NSC Diving Pool826 m
National Sports Centre832 m
NSC 50m pool861 m
Crystal Palace National Sports Centre921 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

40

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

12/100

Velocity score

Future outlook

36.4

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,411m
Crossrail 2 route7,978m

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)
10
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)
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)

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
LAND AT THE JUNCTION OF, LAND AT THE JUNCTION OF, WESTWOOD HILL, HILLCREST CLOSE, SE2616 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 6XT

Full postcodeSE26 6XT
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.428291
Longitude-0.070656
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
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