Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43489, -0.03355

SE6 4BX— Perry Vale, Lewisham

Location and area intelligence for SE6 4BX, Perry Vale, Lewisham

The family fortress

 

Schools 100%Safety 76/100Transport 35/100Yield 3.50%

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
76
Schools
90
Transport
35
Environment
62
Investment
37

The bottom line

SE6 4BX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £488,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE6 4BX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-6.2% vs London avg
vs London income-6.0% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for SE6 4BX

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE6 4BX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rathfern Primary School

Not yet inspected · 9 min walk

KS2: 106.2

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 13 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.9 incidents per 1,000 residents

Better than 56% of London
↑ Rising 290.9%

-24% vs borough

Crime by type

Violence & sexual offences36%
Other27%
Anti-social behaviour13%
Drug offences10%
Vehicle crime8%
Burglary5%
Theft1%
Robbery0%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Fire Station · 1.2km

Crime is 11% below London average

Property

2 Jul

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.

£488,000

Median sale price

6% below London median

£488,000 is 6% below the London median (£520,000)

-11.3%

This year

Terraced

Dominant type

Price history

5-year change
-15.6%
Sales (24 months)5
New build0.0%
Avg terraced£488,000
Price per m²£5,453/m²
Price per ft²£507/ft²
Avg floor area91.5 m²

EPC breakdown

C
4%
D
19%
E
5%

Based on 28 properties · Confidence: medium

Street mix

Terraced 96%Flat 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£11,900
First-time buyerFTB
£3,150
Additional propertyBTL/2nd
£26,540

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

12.4×

Price-to-income

£2,441/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£228,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+672%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.3%

per year

Acceleration

-10.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 65 sales

Property Type Mix

Total: 65 sales

Terraced96.9%
Flat/maisonette3.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£117k+84.2%2
Post-dot-com plateau2001–2004£147k£197k+34.1%3.8
Pre-crash peak2005–2007£220k£250k+13.5%3
GFC & correction2009–2011£240k£250k+4.2%2.7
Help-to-Buy recovery2013–2015£280k£476k+69.9%1.3
Brexit uncertainty2017–2019£550k£475k-13.6%1.3
Pandemic surge2021–2021£578k£578k+0%3
Rate-rise correction2022–2023£540k£555k+2.8%2
Current market2024–2025£550k£488k-11.3%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
7.3%
District
7.7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Lower Sydenham

Nearby stations

Lower SydenhamNational Rail
14 min walk
Forest Hill Rail StationSouthern · Windrush
18 min walk
Sydenham Rail StationWindrush · Southern
21 min walk
Honor Oak Park Rail StationWindrush · Southern
23 min walk
Penge West Rail StationWindrush · Southern
34 min walk
No bus stops within 400m

19

Walkability score

65

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria53 min ↑
Waterloo42 min ↑
Canary Wharf50 min ↑
City45 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

11

Car parks (800m)

2

EV chargers (800m)

Nearest car park99m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Customer Carpark
548m
🅿️
Staff Carpark
616m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G92%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 29.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 77% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 37%
More green space than 88% of London

Nearest SSSI: Elmstead Pit SSSI — 5.8 km

Energy

Solar: 856 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

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
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OHL WEIGHT MANAGEMENT CLINIC

OHL 3RD FLOOR, LAURENCE HOUSE, 1 CATFORD ROAD, SE6 4FN

18 min walk

0

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketCorner Shop · 698 m
2 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)

850m

Post office

Nearby shops

Tesco Express88 m
Bell Green Food & Wine638 m
Stanstead Wines808 m
Costcutter818 m

Nearby cafes

Johnnies 2 Café832 m

Nearby restaurants

Perry Fish & Chips357 m
Perry Hill Fish Bar406 m
McDonald's429 m
Metro's809 m

Nearby pubs

The Perry Hill172 m
Prince Of Wales634 m
The Bell684 m
Railway Tavern768 m

Nearby gyms

The Bridge Leisure Centre965 m

Nearby pharmacies

Sparkes Pharmacy439 m
Woolstone Pharmacy447 m

Nearby health

Integrity Dental Care713 m
Bellingham Green Surgery822 m
Food hygiene (5-star)58% of 36

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

JEM SOLUTIONS (LONDON) LIMITED
KARO SECURITY SERVICES LIMITED

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score10/100
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

36.6

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route884m
Crossrail 2 route9,920m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,799 nationally

1,486

Est. population

16,370/km²

68%

Employed

46%

Degree educated

£39,500

Median income

8.0%

Claimant rate

SuburbanVery high densityEstablished mixed

51

Community stability

Age profile

24%
18%
24%
23%
Under 1824%
18–3418%
35–4924%
50–6423%
65+12%

Tenure

26%
40%
22%
Own outright26%
Own (mortgage)40%
Private rent22%
Social rent10%
Shared ownership1%

Ethnicity

38%
33%
White British38%
White Other10%
Asian7%
Black34%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine17%
No car household34%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent22%
Social rent10%

vs. London

Income vs London-6.0%
Price vs London-6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Borough approval rate
61%
Historic landfill (400m)
1
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)
23
Largest scheme
156 homes · FORMER BELL GREEN GASWORKS SITE, FORMER BELL GREEN GASWORKS SITE, BELL GREEN, SE26 4PU
Pipeline pressure
NONE

Named schemes (500m)

16 - 18, 16 - 18, Perry Hill, SE2621 homes
completed
81-85, 81-85, PERRY HILL, SE620 homes
completed
LAND TO THE REAR OF, 18-40, LAND TO THE REAR OF, 18-40, SELWORTHY ROAD, SE618 homes
completed
RUTLAND HOUSE, RUTLAND WALK, LONDON, SE6 4LG14 homes
completed
The Rutland Arms Public House, 55, The Rutland Arms Public House, 55, Perry Hill, SE6 4LF9 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

Sakina SheikhLabour and Co-operative Party
Susan WiseLabour and Co-operative Party
John PaschoudLabour and Co-operative Party

Stamp Duty & Affordability Calculator

Stamp duty on median price (£488,000)

£11,900

Standard buyer

£3,150

First-time buyer

Save £8,750

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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Key facts for SE6 4BX

Full postcodeSE6 4BX
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.434886
Longitude-0.033547
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