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.
House prices
Average price in Lewisham: £491,259, up 0.6% on a year ago (2026-06). The wider London average is £553,870.
What actually sold around SE26
151 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 |
|---|---|---|---|
| 45 HALL DRIVE, SE26 6XL | terraced | £950,000 | 2026-05-28 |
| 13 WINDFIELD CLOSE, SE26 4PQ | terraced | £582,500 | 2026-05-15 |
| FLAT 41 HOMEWALK HOUSE JEWS WALK, SE26 4NN | flat-maisonette | £235,000 | 2026-05-12 |
| 5 GRACE PATH, SE26 4SF | terraced | £525,000 | 2026-04-24 |
| 78D NEWLANDS PARK, SE26 5NB | flat-maisonette | £433,500 | 2026-04-15 |
| 6 LYRIC MEWS, SE26 4TD | flat-maisonette | £318,000 | 2026-03-04 |
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.
Schools nearby
128 schools within 3 miles , of which 96% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance |
|---|---|---|---|
| Kingsdale Foundation School | Secondary | Outstanding | 1.3 mi |
| Harris Primary Academy Beckenham Green | Primary | Outstanding | 1.9 mi |
| St Mary's Catholic Primary School | Primary | Outstanding | 2.0 mi |
| Harris Girls' Academy East Dulwich | Secondary | Outstanding | 2.0 mi |
| Harris Boys' Academy East Dulwich | Secondary | Outstanding | 2.1 mi |
| Dulwich Hamlet Junior School | Primary | Outstanding | 2.1 mi |
84 state primary and 22 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.
Crime
553 crimes recorded within roughly a mile of central SE26 in 2026-06, 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.
Common questions about SE26
What is the average house price in SE26?
The average sold price in Lewisham is £491,259 as of 2026-06, according to the UK House Price Index.
Are house prices rising in SE26?
Prices in Lewisham are up 0.6% on a year ago (UK House Price Index).
What do houses actually sell for in SE26?
The median of 151 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?
128 schools sit within 3 miles of central SE26, and 96% are rated Outstanding or Good by Ofsted.
How much crime is there in SE26?
553 crimes were recorded within roughly a mile of central SE26 in 2026-06, 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: 96% 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; 553 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is SE26 safe?
553 crimes were recorded within roughly a mile of central SE26 in 2026-06, 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
Weighing two up? SE26 or SE23, SE26 or SE20, SE26 or SE19.
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.