Perry Vale · Lewisham · Lewisham West and East Dulwich constituency · 51.43644, -0.03210

SE6 4DF— Perry Vale, Lewisham

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

The family fortress

 

Schools 100%Safety 76/100Transport 41/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
59
Safety
76
Schools
90
Transport
41
Environment
61
Investment
46

The bottom line

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

Less suited to Car-free commuters.

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Location

SE6 4DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 4DF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE6 4DF 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 · 7 min walk

KS2: 106.2

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 15 min walk

P8: +0.31A8: 50.7

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 · 32 min walk

5 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.1km

Crime is 11% 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.

SE6 district median

£422,000

Based on 267 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,517/m²
Price per ft²£513/ft²
Avg floor area59 m²

EPC breakdown

C
12%
D
23%
E
5%

Based on 40 properties · Confidence: high

Street mix

Terraced 22%Flat 74%Other 4%

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 yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£147,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.9%

Total change

+422%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.7%

per year

Acceleration

-21.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 71 sales

Property Type Mix

Total: 71 sales

Terraced25.4%
Flat/maisonette74.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£61k£74k+20.8%2.6
Post-dot-com plateau2001–2004£92k£140k+51.6%3.8
Pre-crash peak2006–2007£198k£155k-21.7%3.5
GFC & correction2009–2011£125k£175k+40%1.7
Help-to-Buy recovery2013–2016£158k£311k+97%3
Brexit uncertainty2017–2019£301k£301k+0%1.7
Pandemic surge2020–2021£200k£460k+130%1.5
Rate-rise correction2022–2022£325k£325k+0%6
Current market2024–2025£359k£320k-10.7%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Weakest performer

Terraced

-1.4% alpha

Flat/maisonette-0.1% α
Local
6.5%
District
6.6%
Terraced-1.4% α
Local
6.5%
District
7.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Catford

Nearby stations

CatfordNational Rail
12 min walk
Forest Hill Rail StationSouthern · Windrush
19 min walk
Honor Oak Park Rail StationSouthern · Windrush
22 min walk
Sydenham Rail StationWindrush · Southern
23 min walk
Beckenham Junction Tram StopTram
36 min walk
No bus stops within 400m

19

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

3.6 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

9

Car parks (800m)

2

EV chargers (800m)

Nearest car park168m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Customer Carpark
741m
🅿️
Staff Carpark
791m

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: 7.5 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 37%
More green space than 86% 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

15 min walk

0

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.2 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

55

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketCorner Shop · 812 m
2 tennis courts1 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)

701m

Post office

Nearby shops

Tesco Express156 m
Stanstead Wines640 m
Family Supermarket680 m
Bell Green Food & Wine838 m

Nearby cafes

Johnnies 2 Café671 m
Coffee Corner Seven Stars934 m
Dolce979 m

Nearby restaurants

Perry Hill Fish Bar253 m
Perry Fish & Chips546 m
McDonald's612 m
Metro's636 m

Nearby pubs

The Perry Hill180 m
The Blythe Hill Tavern663 m
Prince Of Wales783 m
The Bell882 m

Nearby gyms

St Dunstan's College Jubilee Grounds860 m
The Bridge Leisure Centre1.2 km

Nearby pharmacies

Sparkes Pharmacy285 m
Woolstone Pharmacy287 m

Nearby health

Integrity Dental Care766 m
Bellingham Green Surgery867 m
Food hygiene (5-star)51% of 41

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

GROCHO LIMITED
MYTS GROUP LTD
THRIVE MULTINATIONAL CONSULTING LIMITED PARTNERSHIP

Investment

Investment grade, yield and market outlook

46

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

46.1

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route795m
Crossrail 2 route9,928m

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

Inner cityVery 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)
6
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)
24
Largest scheme
73 homes · 14 & REAR OF 14-48, 14 & REAR OF 14-48, FORDMILL ROAD, SE6
Pipeline pressure
NONE

Named schemes (500m)

16 - 18, 16 - 18, Perry Hill, SE2621 homes
completed
81-85, 81-85, PERRY HILL, SE620 homes
completed
RUTLAND HOUSE, RUTLAND WALK, LONDON, SE6 4LG14 homes
completed
ST GEORGES VICARAGE, ST GEORGES VICARAGE, WOOLSTONE ROAD, SE23 2SG12 homes
completed
123 - 129, 123 - 129, Catford Hill, SE6 4PR10 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 4DF

Full postcodeSE6 4DF
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardPerry Vale
Latitude51.436445
Longitude-0.032098
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