Neighbourhood · Lewisham
Lower Sydenham: house prices and how the area is changing
Official figures for the Lower Sydenham neighbourhood of Lewisham, England (ONS area Lewisham 035). Headline figures assembled 13 October 2026. Postcodes SE26. Figures that read a point use the neighbourhood's centre, near SE26 5HB.
An affluent neighbourhood, changing little against Lewisham
Lower Sydenham is an affluent neighbourhood; it is changing little against Lewisham (signals are mixed: 3 rising and 3 falling of 20). Houses here typically resell for £715,000 and flats for £390,000 (median resale prices, 2023-2025). Recorded crime is lower than across Lewisham (0.8 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Sydenham, is about a 6-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.
Typical house price
£715,000
Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£390,000
Median resale price of flats in the neighbourhood, 2023-2025; +10% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Affluent
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Mixed signs
Weighted balance +0.06; 3 of 20 signals up, 3 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 5 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 2 to 5.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£70,100
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.8 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
In line with the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Lower Sydenham sits in Lewisham
- Typical house price: 15th highest of the 35 neighbourhoods in Lewisham with enough house sales for one
- Typical flat price: 13th highest of the 35 neighbourhoods in Lewisham with enough flat sales for one
- Average household income: 16th lowest of 37 neighbourhoods in Lewisham
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Lower Sydenham
Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
3 of 20 counted signals point towards rising affluence against Lewisham, 3 the other way and 14 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Recent price momentum
- Home improvement applications
- Catching up with neighbouring areas
Falling behind the borough
- Residents aged 25 to 29
- Single-person households under 65
- Income deprivation ranking
Stations and schools nearby
Nearest station
- Sydenham Railway station, about a 6-minute walk from the neighbourhood's centre (450 m in a straight line). About 21 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground and Southern to Crystal Palace (about 4 min) and West Croydon (about 13 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Our Lady and St Philip Neri Catholic Primary School 460 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Oct 2019).
- Nearest state secondary school Forest Hill School 680 m from the neighbourhood's centre. Ofsted: Good (Dec 2023).
Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Lower Sydenham
What is the typical house price in Lower Sydenham?
£715,000. Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.
How does Lower Sydenham compare with the rest of Lewisham?
Typical house price: 15th highest of the 35 neighbourhoods in Lewisham with enough house sales for one. Typical flat price: 13th highest of the 35 neighbourhoods in Lewisham with enough flat sales for one. Average household income: 16th lowest of 37 neighbourhoods in Lewisham.
Is Lower Sydenham an affluent area?
Affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Lower Sydenham gentrifying?
Mixed signs. Weighted balance +0.06; 3 of 20 signals up, 3 down, against the borough.
What is the nearest station to Lower Sydenham?
Sydenham. Railway station, about a 6-minute walk from the neighbourhood's centre (450 m in a straight line). About 21 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground and Southern to Crystal Palace (about 4 min) and West Croydon (about 13 min).
Which state schools are nearest to Lower Sydenham?
Nearest state primary school. Our Lady and St Philip Neri Catholic Primary School. 460 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Oct 2019). Nearest state secondary school. Forest Hill School. 680 m from the neighbourhood's centre. Ofsted: Good (Dec 2023).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Lower Sydenham?
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Prepare a full report for a home here See a sample reportNearby neighbourhoods in Lewisham
- Perry Vale
- Sydenham Wells
- Upper Sydenham
- Beckenham Hill
- Forest Hill East
- Bellingham & Perry Hill
- Forest Hill West
- Honor Oak
- All 37 neighbourhoods in Lewisham
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.