Sydenham · Lewisham · Lewisham West and East Dulwich constituency · 51.42594, -0.05177

SE26 5QF— Sydenham, Lewisham

Location and area intelligence for SE26 5QF, Sydenham, Lewisham

The practical family move

 

Schools 100%Safety 84/100Transport 57/100Yield 6.00%⚠ Knotweed sites nearby

Best for: Families, Investors

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Exceptional for families — top safety and school scores

Liveability
70
Safety
84
Schools
90
Transport
57
Environment
74
Investment
70

Location

SE26 5QF

Key facts for SE26 5QF

Full postcodeSE26 5QF
Postcode districtSE26
BoroughLondon Borough of Lewisham
WardSydenham
Latitude51.425937
Longitude-0.051768
Parliamentary constituencyLewisham West and East Dulwich
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
ExcellentNeutralRisk: Low

London Benchmarks

vs London avg price-45.2% vs London avg
vs London income-0.7% vs London avg
vs London crime-95.6% vs London avg

Deep-dive guides for SE26 5QF

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe💰 Value Find

“The practical family move”

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How SE26 5QF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Bartholomews's Church of England Primary School

Good · 8 min walk

KS2: 102.7

★★

Secondary

Forest Hill School

Good · 9 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 26 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

2.9 incidents per 1,000 residents

Top 5% — safest in London
↑ Rising 150.0%

from a low base — still below London average

-82% vs borough

Crime by type

Other60%
Anti-social behaviour20%
Violence & sexual offences20%
Drug offences0%
Theft0%
Robbery0%
Vehicle crime0%
Burglary0%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

Crime is 96% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£285,000

Median sale price

Bottom 25% — 45% below London median

£285,000 is 45% below the London median (£520,000)

+59.7%

This year

Flat

Dominant type

Price history

5-year change
-6.6%
Sales (24 months)5
New build0.0%
Avg flat£257,500

Street mix

Semi 2%Terraced 5%Flat 88%Other 5%

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

Stamp duty

Standard buyer£1,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£10,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

6.8×

Price-to-income

£1,426/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr

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

Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
🚂
Sydenham→ London Bridge· 6 tph
20 min

Nearby stations

🚇
Sydenham Rail StationWindrush · Southern
3 min walk
🚂
SydenhamNational Rail
3 min walk
🚇
Penge West Rail StationWindrush · Southern
14 min walk
🚇
Forest Hill Rail StationWindrush · Southern
19 min walk
🚇
Crystal Palace Rail StationSouthern · Windrush
21 min walk
🚌6 bus routes · 6 stops within 400m · 101 buses/hr peak

58

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge ★45 min
Victoria54 min ↑
Waterloo48 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 (sector-level)

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park250m
Santander docks (800m)0
Nearest cycle dock4.3 km

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 97% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.0 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 8.4 km

Energy

Solar: 856 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

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 yield856.3 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BROMLEY DIABETES SERVICE (BECKENHAM)

BECKENHAM BEACON, 379 CROYDON ROAD, BR3 3QL

33 min walk

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

14

Restaurants (800m)

9

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

12

Convenience

Nearest supermarketPFC · 10 m
8 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

0

Libraries (1km)

0

Cinemas (2km)

13m

Post office

Nearby shops

Tesco Express9 m
Costcutter27 m
Haji & Sons52 m
Twice Sweet & Wine53 m

Nearby cafes

Patty Palace102 m
Shirin104 m
On the Hoof Bistro112 m
Kente Cafe140 m

Nearby restaurants

Vietsan21 m
Gurkhas56 m
Chef's Delight60 m
Golden City84 m

Nearby pubs

Ignition Brewery Taproom27 m
Station Ten200 m
The Dolphin230 m
The Pavillion237 m

Nearby gyms

The Gym Group131 m
PureGym358 m
Sydenham Tennis, Squash and Croquet Club673 m
Temple of Strength1.0 km

Nearby pharmacies

Superdrug69 m
Touchwood Pharmacy95 m
Perfucare Pharmacy821 m

Nearby health

Bolney Court Dental Practice344 m
Food hygiene (5-star)45% of 87

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

A

High street health

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

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
6.00% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

49.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,083m
Crossrail 2 route9,261m

Demographics

22 Apr

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,684 nationally

1,631

Est. population

10,857/km²

67%

Employed

57%

Degree educated

£41,700

Median income

5.9%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

21%
19%
27%
21%
Under 1821%
18–3419%
35–4927%
50–6421%
65+13%

Tenure

23%
30%
31%
15%
Own outright23%
Own (mortgage)30%
Private rent31%
Social rent15%
Shared ownership0%

Ethnicity

53%
15%
15%
White British53%
White Other15%
Asian6%
Black15%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine14%
No car household37%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent31%
Social rent15%

vs. London

Income vs London-0.7%
Price vs London-45.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
5
Local approval rate
50%
Borough approval rate
51%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
45
Largest scheme
40 homes · GREYHOUND PUBLIC HOUSE 309, GREYHOUND PUBLIC HOUSE 309, KIRKDALE, SE26 4QB
Pipeline pressure
NONE

Named schemes (500m)

GREYHOUND PUBLIC HOUSE 309, GREYHOUND PUBLIC HOUSE 309, KIRKDALE, SE26 4QB40 homes
completed
SITE OF THE FORMER ELECTRICITY DEPOT, 6, SITE OF THE FORMER ELECTRICITY DEPOT, 6, SILVERDALE, SE2639 homes
completed
SILVERDALE HOUSE, 1, SILVERDALE HOUSE, 1, SILVERDALE, SE2629 homes
completed
22A-24, 22A-24, Sydenham Road, SE26 5QW19 homes
completed
2-8, 2-8, STATION APPROACH, SYDENHAM ROAD, SE26 5EU14 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£285,000)

£1,750

Standard buyer

£0

First-time buyer

Save £1,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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The bottom line

SE26 5QF offers exceptional schools (100% Good/Outstanding) and low crime at £285,000 median — strong value for Families and Investors who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Compare Lewisham with nearby boroughs:

Lewisham vs SouthwarkLewisham vs GreenwichLewisham vs BexleyLewisham vs Hackney

What else could £285k buy?

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Data freshness

When each data source was last updated

92%

Confidence score

11/12

Pillars populated

High reliability
gp1 May
cqc8 May
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
noise24 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
property1 May
amenities4 May
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rail services21 Apr
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
housing pipeline18 Apr
population density18 Apr

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