Ladywell · Lewisham · Lewisham North constituency · 51.45702, -0.01080

SE13 6DN— Ladywell, Lewisham

Location and area intelligence for SE13 6DN, Ladywell, Lewisham

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 57/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
70
Schools
60
Transport
57
Environment
48
Investment
52

The bottom line

SE13 6DN offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE13 6DN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime+39.0% vs London avg

Deep-dive guides for SE13 6DN

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

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“High-connectivity investment target”

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How SE13 6DN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Saviour's Catholic Primary School

Not yet inspected · Inspected Mar 2025 · 4 min walk

KS2: 104.0

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 14 min walk

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 36 min walk

3 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

90.6 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 275.0%

+19% vs borough

Crime by type

Other32%
Violence & sexual offences23%
Anti-social behaviour13%
Drug offences8%
Theft8%
Burglary8%
Vehicle crime6%
Robbery3%

Stop & search

6.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 159m

Crime is +39% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,147/m²
Price per ft²£478/ft²
Avg floor area78.7 m²

EPC breakdown

C
5%
D
19%
E
6%
F
1%

Based on 31 properties · Confidence: high

Street mix

Terraced 79%Flat 21%

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 yield854 kWh/kWp/yr
Rebuild cost estimate£196,750
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 CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+4.2%

Total change

+228%

Market Activity

Price Velocity & Acceleration

Current Velocity

-66.7%

per year

Acceleration

-157.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £75k–£100k · 36 sales

Property Type Mix

Total: 36 sales

Terraced80.6%
Flat/maisonette19.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£64k£118k+83.6%1.6
Post-dot-com plateau2001–2004£112k£180k+61.4%2.8
Pre-crash peak2005–2006£190k£238k+25%1.5
GFC & correction2008–2012£250k£222k-11.2%1
Help-to-Buy recovery2013–2016£190k£445k+134.2%2
Rate-rise correction2022–2023£500k£330k-34%1
Current market2024–2025£630k£210k-66.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
14.5%
District
14.5%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Lewisham DLR StationDLR line
10.4 min walk
Ladywell→ Victoria· 2 tph
22 min

Nearby stations

LadywellNational Rail
7 min walk
Lewisham DLR StationDLR
11 min walk
Elverson Road DLR StationDLR
18 min walk
Brockley Rail StationSouthern · Windrush
26 min walk
Deptford Bridge DLR StationDLR
26 min walk
No bus stops within 400m

58

Walkability score

128

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge ★23 min
Victoria47 min ↑
Waterloo32 min ↓
Canary Wharf38 min ↓
City35 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

15

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)157
Nearest car park102m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
184m
🅿️
Patient & Visitor Parking· yes
435m
🅿️
Disabled Parking· no
519m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 15.0 µg/m³
Worse air than 53% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.1 km

Energy

Solar: 854 kWh/kWp/yr

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 yield853.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NOVUM HEALTH PARTNERSHIP

THE PRIMARY CARE CENTRE, HAWSTEAD ROAD, LEWISHAM, SE6 4JH

12 min walk

72%

Recommend GP

72%

Overall GP experience

1

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 612 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

122

Parks (1km)

51

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

7

Convenience

Nearest supermarketLewisham Food Centre · 224 m
3 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
866 licensed premises in borough229 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

216m

Post office

Nearby shops

Senu Food & Wine100 m
Ed Baker129 m
Supersave203 m
Premi News326 m

Nearby cafes

Cafe Inn320 m
Chef's Treat386 m
Starbucks513 m
Lava Cafe524 m

Nearby restaurants

Taco Bell197 m
New Winner201 m
The Sushi Co201 m
KFC215 m

Nearby pubs

The Fox & Firkin240 m
The Watch House334 m
The Jolly Farmer424 m
Lewisham Tavern619 m

Nearby gyms

The Lane475 m
PureGym637 m
Glass Mill Leisure Centre808 m
CRANK Lewisham900 m

Nearby pharmacies

Sheel210 m
Superdrug465 m
Boots556 m
Lewis Grove591 m

Nearby health

Triangle Group Practice119 m
Toothbrush Dental582 m
Lewis Grove Dental Practice585 m
Lewisham Dental Practice590 m
Food hygiene (5-star)47% of 161

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Investment

Investment grade, yield and market outlook

52

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

59.3

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route377m
Crossrail 2 route10,187m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,579 nationally

1,324

Est. population

13,303/km²

60%

Employed

47%

Degree educated

10.0%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

33

Community stability

Age profile

23%
27%
25%
16%
Under 1823%
18–3427%
35–4925%
50–6417%
65+8%

Tenure

17%
38%
31%
Own outright12%
Own (mortgage)17%
Private rent38%
Social rent31%
Shared ownership1%
Rent free1%

Ethnicity

29%
17%
15%
25%
White British29%
White Other17%
Asian14%
Black25%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine22%
No car household61%
Unemployed9%
No qualifications17%

Housing tenure (Census 2021)

Private rent38%
Social rent31%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
24
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
128
Largest scheme
215 homes · SUNDERMEAD ESTATE & SILVER ROAD DEPOT, 1-157, SUNDERMEAD ESTATE & SILVER ROAD DEPOT, 1-157, ELMIRA STREET, SE13
Pipeline pressure
NONE

Named schemes (500m)

Riverdale House, 68, Riverdale House, 68, Molesworth Street, SE13 7EY137 homes
completed
FORMER FARMERS SITE, FORMER FARMERS SITE, COURTHILL ROAD, LONGBRIDGE WAY, SE1356 homes
completed
Land rear of Chiddingstone House, Land rear of Chiddingstone House, LEWISHAM PARK, SE13 6QY53 homes
completed
256, 256, LEWISHAM HIGH STREET, SE13 6JX53 homes
completed
HETHER GROVE ESTATE, HETHER GROVE ESTATE, HITHER GREEN LANE, THORNFORD ROAD, SE1349 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.8%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Laura CunninghamLabour
Liz Johnston-FranklinLabour
Bill BrownLabour

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Key facts for SE13 6DN

Full postcodeSE13 6DN
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.457020
Longitude-0.010802
Parliamentary constituencyLewisham North
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