Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43462, -0.02986

SE6 4BZ— Perry Vale, Lewisham

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

The family fortress

 

Schools 100%Safety 76/100Transport 34/100Yield 4.05%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
76
Schools
90
Transport
34
Environment
62
Investment
51

The bottom line

SE6 4BZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE6 4BZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE6 4BZ

🛡️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 SE6 4BZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Athelney Primary School

Good · Inspected Jul 2022 · 5 min walk

KS2: 101.5

★★

Secondary

Sedgehill Academy

Good · Inspected Sept 2022 · 18 min walk

P8: +0.23A8: 45.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 35 min walk

6 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)

Fire risk

LOW

Risk band

2

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Fire Station · 1.4km

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area100 m²

EPC breakdown

B
1%
C
1%
D
3%
E
3%

Based on 8 properties · Confidence: low

Street mix

Semi 17%Terraced 78%Flat 6%

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 yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£250,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1998–2022 · CAGR

+8%

Total change

+534%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.7%

per year

Acceleration

-28.16

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached16.7%
Terraced77.8%
Flat/maisonette5.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£90k£136k+51.1%1
Post-dot-com plateau2002–2004£173k£184k+6.2%1.5
Pre-crash peak2005–2007£241k£269k+11.6%1.3
GFC & correction2008–2012£216k£235k+8.8%1
Help-to-Buy recovery2014–2016£396k£435k+10%1
Pandemic surge2020–2021£390k£530k+35.9%1.5
Rate-rise correction2022–2022£571k£571k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
6.1%
District
6.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

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
Bottom 25% — limited connections
Lower Sydenham

Nearby stations

Lower SydenhamNational Rail
14 min walk
Forest Hill Rail StationSouthern · Windrush
21 min walk
Sydenham Rail StationWindrush · Southern
24 min walk
Honor Oak Park Rail StationWindrush · Southern
25 min walk
Beckenham Junction Tram StopTram
33 min walk
No bus stops within 400m

15

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

3.7 km

Nearest cycle dock

Central London commute times

London Bridge ★34 min
Victoria44 min ↑
Waterloo43 min ↑
Canary Wharf51 min ↑
City46 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

13

Car parks (800m)

2

EV chargers (800m)

Nearest car park315m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
Customer Carpark
624m
🅿️
Staff Carpark
625m
🅿️
Bellingham Leisure Centre Car Park
704m

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: 7.7 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Elmstead Pit SSSI — 5.6 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

16 min walk

0

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Perry Hill (381 m)

Nearest supermarketCo-op Food · 651 m
1 tennis courts1 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)

945m

Post office

Nearby shops

Tesco Express305 m
One Stop641 m
Bellingham News658 m
Bell Green Food & Wine765 m

Nearby cafes

Pausa675 m
Cosy Cafeteria682 m
Johnnies 2 Café907 m
Coffee Corner Seven Stars1.1 km

Nearby restaurants

McDonald's478 m
Perry Hill Fish Bar505 m
Perry Fish & Chips574 m
Morley's626 m

Nearby pubs

The Perry Hill381 m
The Fellowship Inn727 m
Railway Tavern773 m
The Bell783 m

Nearby gyms

The Gym676 m
Bellingham Leisure Centre779 m
St Dunstan's College Jubilee Grounds944 m
The Bridge Leisure Centre1.0 km

Nearby pharmacies

Woolstone Pharmacy535 m
Sparkes Pharmacy535 m

Nearby health

Integrity Dental Care510 m
Bellingham Green Surgery612 m
Food hygiene (5-star)46% of 26

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

FUSÉ OSAKA LTD
GENSTAR PROPERTY GROUP LTD
ONWARDS NUTRITION LTD
PARM PROPERTY SOLUTIONS LTD
ST DACHET LIMITED

Investment

Investment grade, yield and market outlook

51

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score14/100
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

26.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route627m
Crossrail 2 route10,160m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
Largest scheme
73 homes · 14 & REAR OF 14-48, 14 & REAR OF 14-48, FORDMILL ROAD, SE6
Pipeline pressure
NONE

Named schemes (500m)

LAND AT REAR, 25-53, LAND AT REAR, 25-53, OTTERDEN STREET, SE2624 homes
completed
81-85, 81-85, PERRY HILL, SE620 homes
completed
RUTLAND HOUSE, RUTLAND WALK, LONDON, SE6 4LG14 homes
completed
5 RUTLAND PARK, LONDON, SE6 4LH3 homes
completed
7, 7, Rutland Park, SE6 4LH3 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

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Key facts for SE6 4BZ

Full postcodeSE6 4BZ
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.434618
Longitude-0.029861
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