Ladywell · Lewisham · Lewisham North constituency · 51.45575, -0.01274

SE13 6NT— Ladywell, Lewisham

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

The practical family move

 

Schools 100%Safety 62/100Transport 59/100⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
65
Safety
62
Schools
90
Transport
59
Environment
48
Investment
64

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

SE13 6NT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+115.0% vs London avg

Deep-dive guides for SE13 6NT

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

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Postcode Personality

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“The practical family move”

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How SE13 6NT 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 · 2 min walk

KS2: 105.9

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 13 min walk

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

139.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 359.6%

+84% vs borough

Crime by type

Other37%
Violence & sexual offences19%
Anti-social behaviour12%
Vehicle crime8%
Theft8%
Drug offences7%
Burglary6%
Robbery3%

Stop & search

9.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 145m

Crime is +115% above London average

Property

Prices, sales volume and market trends

Avg floor area87.4 m²

EPC breakdown

C
3%
D
9%
E
4%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 50%Terraced 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£218,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+7.9%

Total change

+569%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.1%

per year

Acceleration

-51.72

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached50%
Terraced50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£74k£74k+0%1
Post-dot-com plateau2001–2003£123k£147k+19.1%1.3
Pre-crash peak2006–2007£235k£240k+2.1%2.5
GFC & correction2012–2012£216k£216k+0%2
Help-to-Buy recovery2013–2016£266k£480k+80.3%1
Rate-rise correction2022–2022£495k£495k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

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
11.9 min walk
Ladywell

Nearby stations

LadywellNational Rail
6 min walk
Lewisham DLR StationDLR
12 min walk
Elverson Road DLR StationDLR
19 min walk
Brockley Rail StationSouthern · Windrush
25 min walk
Deptford Bridge DLR StationDLR
27 min walk
No bus stops within 400m

58

Walkability score

149

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
264m
🅿️
Disabled Parking· no
326m
🅿️
Slaithwaite Road144 spaces· free-£8.40
342m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 8.0 µg/m³
Worse air than 53% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.3 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

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 · 421 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

35

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

6

Convenience

Nearest supermarketLongdan · 248 m
6 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)

185m

Post office

Nearby shops

Ed Baker138 m
Senu Food & Wine152 m
Premi News156 m
Supersave191 m

Nearby cafes

Muffin Break388 m
Gaff407 m
Good Hope Cafe470 m
Cafe Inn473 m

Nearby restaurants

Twins Kebab161 m
Morley's164 m
The Sushi Co199 m
New Winner218 m

Nearby pubs

The Fox & Firkin161 m
The Jolly Farmer243 m
The Watch House475 m
Ladywell Tavern608 m

Nearby gyms

The Lane442 m
Forma715 m
PureGym801 m
Ladywell Arena Sportshall888 m

Nearby pharmacies

Sheel179 m
Boots363 m
Superdrug617 m
Widdicombe Pharmacy725 m

Nearby health

Triangle Group Practice256 m
University Hospital Lewisham421 m
Lewis Grove Dental Practice756 m
Lewisham Dental Practice766 m
Food hygiene (5-star)48% of 136

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

64

Investment score

Good

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

Avg monthly rent
£1,425London avg: £1,950/mo
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

41.7

Price growth score

D
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route270m
Crossrail 2 route10,125m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,983 nationally

1,544

Est. population

9,070/km²

57%

Employed

39%

Degree educated

10.3%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

40

Community stability

Age profile

24%
21%
24%
21%
Under 1824%
18–3421%
35–4924%
50–6421%
65+10%

Tenure

17%
18%
58%
Own outright6%
Own (mortgage)17%
Private rent18%
Social rent58%
Shared ownership0%
Rent free1%

Ethnicity

29%
38%
White British29%
White Other9%
Asian10%
Black38%
Mixed11%
Other4%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household55%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Social rent58%
Private rent18%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
21
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
140
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)

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
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 6NT

Full postcodeSE13 6NT
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.455749
Longitude-0.012743
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