Postcode · London

SE26 5BB area guide

Who lives in SE26 5BB, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: Beckenham Hill
Council: Lewisham
Region: London
Neighbourhood population: 2,312 (2024)

SE26 5BBLondon

At a glance

What SE26 5BB is like

SE26 5BB is a postcode in the Beckenham Hill area of Lewisham. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 2,312 people. 23.9% of households own their home, 21.5% rent privately and 50.3% are in social housing. The largest age group is 35–39, and 55.8% of adults are in work. It ranks among the more deprived parts of England. Higher-harm crime is well above the England and Wales average. Homes in SE26 5 sold for a median of £440,000 over the year to August 2026.

Scores

How SE26 5BB compares

Headline figures for SE26 5BB, set against England as a whole.

AffluenceMore

2.0/ 10

More deprived than most. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

8/ 10

Higher than most: 48.0 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£440,000

Median over 83 sales in SE26 5, +6.3% on the year before.

TransportMore

7.0/ 10

Very good: 12 stations within a mile, 31 bus stops within 800m.

SchoolsMore

100%

Rated good or better across 18 inspected schools within 1 mile.

Household incomeMore

£64,243

Average annual income before tax, higher than 75% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where SE26 5BB differs most from the national average.

01
Higher crime than mostLook closer
48.0 higher-harm crimes per 1,000 people a year, against 31.1 across England and Wales.
02
More deprived than mostLook closer
Scores 2.0 out of 10 on the English Indices of Deprivation 2025 (where 1 is most deprived). Yields can be higher, but check tenant demand street by street.
03
A lot of social housingLook closer
50.3% of homes are social housing, against 17.1% across England.
04
Prices risingPositive
The median sale price in SE26 5 is up 6.3% on the year before.
05
Well connectedPositive
12 stations within a mile and 31 bus stops within a ten-minute walk.

Questions

SE26 5BB FAQs

Is SE26 5BB a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 2.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 48.0 per 1,000 people a year, band 8 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 7.0 out of 10 (very good).

How much does a house cost in SE26 5BB?

The median sale price over the last year was £440,000.

Homes in SE26 5 sold for a median of £440,000 across 83 sales in the year to August 2026, +6.3% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is SE26 5BB safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 48.0 offences per 1,000 people a year around SE26 5BB, well above the 31.1 average across England and Wales, band 8 of 10.

Who lives in SE26 5BB?

Age, home ownership and housing from the census.

The largest age group is 35–39, at 8.5% of residents. 23.9% of households own their home. The most common property type is purpose-built flat (74.3%).

Which council covers SE26 5BB?

The local authority for SE26 5BB is Lewisham.

SE26 5BB comes under Lewisham in London. Council tax, planning applications and bin collections are handled there.

How well connected is SE26 5BB?

Connectivity scores 7.0 out of 10.

There are 31 bus stops within 800m and 12 stations and tram stops within a mile, scoring 7.0 out of 10 (very good). The nearest station is Lower Sydenham Rail Station, 0.1 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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