Ladywell · Lewisham · Lewisham North constituency · 51.45613, -0.01523

SE13 6LE— Ladywell, Lewisham

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

City living at its best

 

Schools 100%Safety 46/100Transport 61/100⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
46
Schools
90
Transport
61
Environment
49
Investment
78

The bottom line

SE13 6LE offers exceptional schools (100% Good/Outstanding) — strong value for Investors who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

SE13 6LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London crime+270.0% vs London avg

Deep-dive guides for SE13 6LE

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

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“City living at its best”

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How SE13 6LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Mary's Lewisham Church of England Primary School

Good · Inspected Dec 2021 · 1 min walk

KS2: 105.9

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 10 min walk

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

240.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1942.3%

+217% vs borough

Crime by type

Other42%
Violence & sexual offences21%
Theft9%
Drug offences8%
Anti-social behaviour7%
Robbery5%
Vehicle crime5%
Burglary4%

Stop & search

3.2

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 179m

Crime is +270% above London average

Property

Prices, sales volume and market trends

Avg floor area57.4 m²

EPC breakdown

C
23%
D
9%
E
5%
F
2%
G
1%

Based on 40 properties · Confidence: high

Street mix

Terraced 17%Flat 33%Other 50%

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

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£143,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2006 · CAGR

+0%

Total change

+0%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+0.00

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £100k–£125k · 3 sales

Property Type Mix

Total: 3 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£110k£110k+0%1
Pre-crash peak2006–2006£110k£110k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75

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
11.6 min walk
Ladywell

Nearby stations

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

58

Walkability score

175

Footpaths (500m)

0

Santander docks (800m)

2.2 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 park94m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Patient & Visitor Parking· yes
119m
🅿️
Disabled Parking· no
245m
🅿️
Slaithwaite Road144 spaces· free-£8.40
398m

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: 8.0 µg/m³
Worse air than 53% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.4 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.4 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): 1

Landslide susceptibility: Low

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

10 min walk

72%

Recommend GP

72%

Overall GP experience

1

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 322 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

34

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

17

Sports (1km)

5

Convenience

Nearest supermarketLongdan · 238 m
5 tennis courts1 swimming pools2 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)

155m

Post office

Nearby shops

Premi News53 m
H Hirst & Sons116 m
Via d'Oro121 m
Supersave175 m

Nearby cafes

Gaff289 m
Muffin Break307 m
Good Hope Cafe307 m
The Village Café318 m

Nearby restaurants

Twins Kebab43 m
Morley's115 m
The Sushi Co185 m
New Winner206 m

Nearby pubs

The Fox & Firkin106 m
The Jolly Farmer126 m
Ladywell Tavern432 m
The Watch House492 m

Nearby gyms

The Lane606 m
Forma697 m
Ladywell Arena Sportshall807 m
PureGym824 m

Nearby pharmacies

Sheel155 m
Boots286 m
Superdrug634 m
Rushey Green Pharmacy765 m

Nearby health

Triangle Group Practice320 m
University Hospital Lewisham322 m
Hilly Fields Group Practice687 m
Lewis Grove Dental Practice790 m
Food hygiene (5-star)49% of 113

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

78

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,425London avg: £1,950/mo
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

52.8

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route93m
Crossrail 2 route9,951m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,690 nationally

2,205

Est. population

8,481/km²

69%

Employed

63%

Degree educated

6.0%

Claimant rate

Inner cityHigh densityYoung professionals

31

Community stability

Age profile

16%
37%
27%
15%
Under 1816%
18–3437%
35–4927%
50–6415%
65+6%

Tenure

27%
49%
Own outright10%
Own (mortgage)27%
Private rent49%
Social rent11%
Shared ownership2%

Ethnicity

31%
23%
17%
17%
White British31%
White Other23%
Asian17%
Black18%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine14%
No car household64%
Unemployed8%
No qualifications11%

Housing tenure (Census 2021)

Private rent49%
Social rent11%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
19
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
265
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
FORMER POLICE STATION, FORMER POLICE STATION, LADYWELL ROAD, SE13 7UR45 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 6LE

Full postcodeSE13 6LE
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.456133
Longitude-0.015231
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