Ladywell · Lewisham · Lewisham North constituency · 51.45295, -0.01569

SE13 6QW— Ladywell, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 62/100Transport 59/100~10% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
62
Schools
90
Transport
59
Environment
63
Investment
62

The bottom line

SE13 6QW offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers 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 6QW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+115.0% vs London avg

Deep-dive guides for SE13 6QW

🛡️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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“High-connectivity investment target”

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How SE13 6QW 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 · 3 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 25 min walk

5 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

97

Road safety score

3

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 489m

Crime is +115% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,850/m²
Price per ft²£265/ft²
Avg floor area60 m²

EPC breakdown

B
8%
C
194%
D
28%

Based on 230 properties · Confidence: high

Street mix

Flat 100%

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£150,000
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

2003–2025 · CAGR

+3.2%

Total change

+101%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.6%

per year

Acceleration

-29.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£85k£85k+0%1
Pre-crash peak2006–2007£100k£100k+0%1
GFC & correction2011–2011£116k£116k+0%2
Help-to-Buy recovery2015–2015£150k£150k+0%1
Brexit uncertainty2018–2018£208k£208k+0%1
Pandemic surge2021–2021£221k£221k+0%3
Current market2025–2025£171k£171k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.7%
District
6.7%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
15.8 min walk
Ladywell

Nearby stations

LadywellNational Rail
5 min walk
Lewisham DLR StationDLR
16 min walk
Elverson Road DLR StationDLR
22 min walk
Brockley Rail StationSouthern · Windrush
25 min walk
Honor Oak Park Rail StationSouthern · Windrush
26 min walk
No bus stops within 400m

49

Walkability score

135

Footpaths (500m)

0

Santander docks (800m)

2.4 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

12

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)150
Nearest car park144m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Disabled Parking· no
144m
🅿️
Patient & Visitor Parking· yes
280m
🅿️
Slaithwaite Road144 spaces· free-£8.40
708m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 29.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 77% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 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 — 5.7 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

5 min walk

72%

Recommend GP

72%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 181 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

38

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

16

Sports (1km)

10

Convenience

Nearest supermarketLongdan · 578 m
6 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

495m

Post office

Nearby shops

Budgens105 m
Super Saver133 m
McColl's140 m
Damascus Halal Market215 m

Nearby cafes

Kem's Café128 m
Muffin Break135 m
Gaff218 m
Star Cafe221 m

Nearby restaurants

Subway96 m
Pret A Manger103 m
Watandar194 m
Taste Soul Good237 m

Nearby pubs

The Jolly Farmer245 m
The Fox & Firkin446 m
Ladywell Tavern547 m
Sarah's Place702 m

Nearby gyms

Forma347 m
Ladywell Arena Sportshall532 m
The Lane539 m
PureGym687 m

Nearby pharmacies

Boots126 m
Rushey Green Pharmacy420 m
Sheel492 m
Widdicombe Pharmacy712 m

Nearby health

University Hospital Lewisham181 m
Rushey Green Dental Practice602 m
Triangle Group Practice623 m
Hilly Fields Group Practice793 m
Food hygiene (5-star)53% of 128

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

62

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
Gross yield
10.0% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score20/100
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 owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

53.4

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route127m
Crossrail 2 route10,083m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
16
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)
149
Largest scheme
56 homes · FORMER FARMERS SITE, FORMER FARMERS SITE, COURTHILL ROAD, LONGBRIDGE WAY, SE13
Pipeline pressure
NONE

Named schemes (500m)

Land rear of Chiddingstone House, Land rear of Chiddingstone House, LEWISHAM PARK, SE13 6QY53 homes
completed
FORMER POLICE STATION, FORMER POLICE STATION, LADYWELL ROAD, SE13 7UR45 homes
completed
9-19, 9-19, Rushey Green, London, SE6 4AZ45 homes
completed
65, 66 & 67, 65, 66 & 67, LEWISHAM PARK, SE1338 homes
completed
THE GEORGE P.H. 1, THE GEORGE P.H. 1, RUSHEY GREEN, SE6 4AS33 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 6QW

Full postcodeSE13 6QW
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.452948
Longitude-0.015686
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