Living in SE26, Lewisham
What the open data says about house prices, schools, crime and flood risk around SE26 in Lewisham. Built from the same sources as every property report on this site, not opinion or marketing copy.
- Homes on the streets around central SE26 sold at a median of £450,000 across 153 recorded sales, above the England average of £290,000 (HM Land Registry).
- Prices across Lewisham are up 0.7% on a year ago (UK House Price Index).
- Of the 127 schools within about 3 miles, 87% are rated Good or Outstanding, against 90% of state schools in England (Ofsted).
- The centre of SE26 is in flood zone 1 (low probability), on the Environment Agency flood map for planning.
- A Band D household in Lewisham pays £2,237 in council tax for 2026-27, every precept included (MHCLG).
- Police recorded 623 crimes within roughly a mile of the centre in August 2026, most commonly violent crime (Police.uk).
Figures gathered 17 October 2026, each from the source named in its section.
House prices
Average price in Lewisham: £488,658, up 0.7% on a year ago (July 2026). The wider London average is £550,037.
Check sold prices for a specific address in SE26 →
See where SE26 ranks across London →
Council tax at Band D in Lewisham: £2,237 a year (2026-27). Running costs by postcode: council tax, energy, tenure, and the estate charge no listing shows →
Compare SE26 with another district
Sold prices, the price trend, schools, flood zone, Band D council tax and crime for SE26 against any other district, each from the source the section below names.
What actually sold around SE26
153 recorded home sales on the streets around central SE26 in the last 2 years, with a median of £450,000 and a range from £122,000 to £1,515,000. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 5 Gable Court, SE26 6HR | Terraced | £655,000 | 10 Aug 2026 |
| Lower Floor 87 Peak Hill, SE26 4NS | Flat or maisonette | £500,000 | 3 Aug 2026 |
| 71 Sheenewood, SE26 6BH | Terraced | £360,000 | 24 Jul 2026 |
| 36 Lyric Mews, SE26 4TD | Flat or maisonette | £300,000 | 17 Jul 2026 |
| 3 Greenways, 3 Westwood Hill, SE26 6BE | Flat or maisonette | £410,000 | 13 Jul 2026 |
| 223A Kirkdale, SE26 4QQ | Flat or maisonette | £450,000 | 9 Jul 2026 |
How to read this
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Source: HM Land Registry Price Paid Data
Schools nearby
127 schools within 3 miles , of which 87% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance | Admitted from |
|---|---|---|---|---|
| Harris Girls Academy Bromley | Secondary | Outstanding | 1.0 mi away | no figure |
| Harris Primary Academy Kent House | Primary | Outstanding | 1.1 mi away | 0.53 mi 2025/26 |
| Kingsdale Foundation School | Secondary | Outstanding | 1.3 mi away | no figure |
| Stewart Fleming Primary School | Primary | Outstanding | 1.7 mi away | 0.42 mi 2025/26 |
| Harris Primary Academy Beckenham Green | Primary | Outstanding | 1.9 mi away | 0.42 mi 2025/26 |
| Holy Cross Catholic Primary School | Primary | Outstanding | 1.9 mi away | no figure |
Schools in SE26 with a published admission distance
How far away the last child offered a place lived, as the council published it. Tightest first; each name opens the school's page and its postcode checker.
| School | Stage | Admitted from | Round |
|---|---|---|---|
| Eliot Bank Primary School | Primary | 1.02 mi | 2025/26 |
| Alexandra Junior School | Primary | 2.01 mi | 2025/26 |
Will an address here get a place? How far Lewisham schools admitted from, school by school →
84 state primary and 21 state secondary schools within range, plus 12 fee-paying schools.
Private schools
12 fee-paying schools within 3 miles: Alleyn's Oakfield, Alleyn's School, Aya College (Educational Provision), Dulwich College, Dulwich Prep & Senior, Education-My Life Matters and others.
All 12 fee-paying schools near SE26, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Professional occupations | 24.4% |
| Associate professional and technical | 18.6% |
| Managers, directors and senior officials | 13.3% |
| Elementary occupations | 9.9% |
| Caring, leisure and other service | 8.7% |
Source: ONS Census 2021, table TS063, for this district's small area.
How SE26 has changed since 2011
The biggest move: degree-level adults, up 11.8 points since 2011, with England's change beside each line.
How to read this
The census neighbourhood at the centre of SE26 (E01003334, 1,784 residents in 2021, up 7.5% on 2011) on the 2011 and 2021 censuses, with England's own change over the same decade for scale. Each line is a share of the neighbourhood's households or residents, so a growing area and a shrinking one compare fairly. The biggest move here: degree-level adults, up 11.8 points.
| Measure | 2011 | 2021 | Change | England |
|---|---|---|---|---|
| Households that own their home | 33.4% | 30.8% | -2.6 pts | -2.0 pts |
| Households renting privately | 30.6% | 33.2% | +2.6 pts | +3.7 pts |
| Households renting socially | 34.3% | 35.4% | +1.1 pts | -0.6 pts |
| Residents under 15 | 16.9% | 17.2% | +0.3 pts | -0.3 pts |
| Residents 65 and over | 12.2% | 9.4% | -2.8 pts | +2.1 pts |
| Adults with a degree or equivalent | 37.1% | 48.9% | +11.8 pts | +6.5 pts |
| Residents born outside the UK | 33.7% | 36.8% | +3.1 pts | +3.6 pts |
| Residents in good or very good health | 79.5% | 84.3% | +4.8 pts | +0.8 pts |
| Residents in a white ethnic group | 56.8% | 51.6% | -5.2 pts | -4.4 pts |
Office for National Statistics, Census 2011 and Census 2021, Open Government Licence. A district holds many neighbourhoods; the full report for an address shows the one it sits in.
Crime
623 crimes recorded within roughly a mile of central SE26 in August 2026, most commonly violent crime.
Flood risk
Zone 1 (low probability). This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 3 of 10 on the Index of Multiple Deprivation (most deprived nationally), based on Lewisham's figures.
Getting around & nearby essentials
10 supermarkets, 9 pharmacies, 102 restaurants and cafés, 21 pubs, 2 hospitals within a mile of central SE26, hospitals within three miles.
Buses from the centre of SE26
Best-served stop: Sydenham Station / Kirkdale, with 21.5 buses an hour on weekday daytimes.
Evenings, Sundays and routes
The best-served stop within 800 m of the centre of SE26 is Sydenham Station / Kirkdale: 21.5 buses an hour on a weekday daytime, 19.2 in the evening and 17.1 on Sunday daytime; first bus 00:05, last 00:19. Routes there: 176, 202, 122, 197. 5 stops with a scheduled service within that distance.
Departures a passenger can board, from the timetables operators publish to the Department for Transport's Bus Open Data Service, for Tuesday 8 Sep 2026 and Sunday 13 Sep 2026. Scheduled, not observed. Two stops on opposite sides of a road are two stops. The full report does this for the stops within 500 m of an address.
Source: operators' timetables on the Bus Open Data Service (Department for Transport)
GP practices and A&E
3 GP practices within 3.0 km of the centre of SE26. The nearest, Wells Park Practice, has 12,782 registered patients and 1,107 patients per fully qualified GP, against an England median of 2,186.
| Practice | From the centre | Patients | Per qualified GP |
|---|---|---|---|
| Wells Park Practice | 0.4 mi | 12,782 | 1,107 |
| Sydenham Green Group Practice | 0.7 mi | 14,053 | 2,276 |
| Vale Medical Centre | 0.7 mi | 17,729 | 3,165 |
Nearest A&E: Lewisham and Greenwich NHS Trust, where 44.7% of type 1 attendances were seen within four hours in July 2026; then King's College Hospital NHS Foundation Trust at 53.2%.
How to read this
NHS England: patients registered at a GP practice (1 Aug 2026), the general practice workforce (July 2026), and A&E attendances by provider, monthly. Fully qualified GPs exclude trainees. Practices are matched by postcode.
Source: NHS England, monthly releases
Council tax and the council's finances
A Band D household in Lewisham pays £2,237 for 2026-27, all precepts included, a rise of 4.8% on the year before against an England median rise of 4.8%. Every band for Lewisham, and how it compares.
| Year | Band D bill | Rise |
|---|---|---|
| 2021-22 | £1,744 | +6.0% |
| 2022-23 | £1,817 | +4.2% |
| 2023-24 | £1,926 | +6.0% |
| 2024-25 | £2,038 | +5.8% |
| 2025-26 | £2,135 | +4.8% |
| 2026-27 | £2,237 | +4.8% |
No exceptional financial support from government since 2020-21 and no section 114 notice on record for Lewisham, as at 7 Sep 2026.
How to read this
A home's own band is on its council tax bill, free to look up at gov.uk/council-tax-bands; the report shows every band's bill at the council beside the home's other checks.
Ministry of Housing, Communities and Local Government, live council tax tables (Band D, area averages) and the Exceptional Financial Support lists published each year; section 114 notices as published by the councils.
Source: MHCLG live council tax tables and Exceptional Financial Support lists
Common questions about SE26
What is the average house price in SE26?
The average sold price in Lewisham is £488,658 as of July 2026, according to the UK House Price Index.
Are house prices rising in SE26?
Prices in Lewisham are up 0.7% on a year ago (UK House Price Index).
What do houses actually sell for in SE26?
The median of 153 recorded sales around central SE26 in the last 2 years is £450,000, ranging from £122,000 to £1,515,000 (HM Land Registry Price Paid Data).
Are the schools good in SE26?
127 schools sit within 3 miles of central SE26, and 87% are rated Outstanding or Good by Ofsted.
How much crime is there in SE26?
623 crimes were recorded within roughly a mile of central SE26 in August 2026, most commonly violent crime (Police.uk).
Is SE26 at risk of flooding?
Central SE26 sits in Zone 1 (low probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is SE26 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 87% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £450,000; the area sits in decile 3 of 10 on the Index of Multiple Deprivation; 623 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is SE26 safe?
623 crimes were recorded within roughly a mile of central SE26 in August 2026, according to Police.uk. The most common category was violent crime. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Want the full picture for a specific property?
This page covers SE26 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.