Ladywell · Lewisham · Lewisham North constituency · 51.46057, -0.01730

SE13 7AD— Ladywell, Lewisham

Location and area intelligence for SE13 7AD, Ladywell, Lewisham

The family fortress

 

Top 8% LondonSchools 100%Safety 77/100Transport 60/100Low yield 2.44%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Strong, well-rated schools set this area apart

Liveability
74
Safety
77
Schools
90
Transport
60
Environment
54
Investment
40

The bottom line

SE13 7AD offers exceptional schools (100% Good/Outstanding) and low crime at £700,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE13 7AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+34.6% vs London avg
vs London income+28.3% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for SE13 7AD

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How SE13 7AD 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 · 8 min walk

KS2: 105.9

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 8 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 · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.3 incidents per 1,000 residents

Better than 62% of London
↑ Rising 492.3%

from a low base — still below London average

-34% vs borough

Crime by type

Violence & sexual offences27%
Other22%
Anti-social behaviour18%
Drug offences9%
Burglary9%
Vehicle crime8%
Robbery4%
Theft3%

Stop & search

3.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 490m

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£700,000

Median sale price

Above London median by 35%

£700,000 is 35% above the London median (£520,000)

+164.8%

This year

Terraced

Dominant type

Price history

5-year change
+13.6%
Sales (24 months)6
New build0.0%
Avg semi-detached£720,000
Avg terraced£700,000
Avg flat£270,000
Price per m²£8,083/m²
Price per ft²£751/ft²
Avg floor area89.9 m²

EPC breakdown

C
6%
D
16%
E
2%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 2%Terraced 83%Flat 13%Other 2%

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

Stamp duty

Standard buyer£22,500
First-time buyerFTB
£22,500
Additional propertyBTL/2nd
£43,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.0×

Price-to-income

£3,502/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£224,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8%

Total change

+902%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.7%

per year

Acceleration

+47.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached2.3%
Terraced86%
Flat/maisonette11.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£170k+143.3%1.6
Post-dot-com plateau2001–2004£157k£265k+68.8%3.3
Pre-crash peak2007–2007£243k£243k+0%2
GFC & correction2008–2012£235k£380k+61.7%1.8
Help-to-Buy recovery2013–2016£384k£451k+17.5%1.7
Brexit uncertainty2017–2019£730k£563k-22.9%1.5
Pandemic surge2021–2021£616k£616k+0%1
Rate-rise correction2022–2022£795k£795k+0%1
Current market2024–2025£580k£700k+20.7%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.9%
District
7.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing44
Trend Position75

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
6.6 min walk
Ladywell

Nearby stations

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

45

Walkability score

85

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge ★20 min
Victoria43 min ↑
Waterloo29 min ↓
Canary Wharf26 min ↓
City31 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

23

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)157
Nearest car park286m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
476m
🅿️
Patient & Visitor Parking· yes
576m
🅿️
Disabled Parking· no
720m

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: 15.0 µg/m³
Worse air than 53% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.0 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 22%
More green space than 97% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.2 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): 2

Landslide susceptibility: Medium

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

16 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 756 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

135

Parks (1km)

33

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Watch House (394 m)

Nearest supermarketAsda · 507 m
8 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

439m

Post office

Nearby shops

Lewisham Super Market411 m
Bilal Fish & Meat Centre411 m
Ladywell Village Fruit & Veg428 m
K&K Food Store434 m

Nearby cafes

Starbucks355 m
Muffin Break388 m
Cafe Inn431 m
The Village Café433 m

Nearby restaurants

Enish369 m
Madras Restaurant376 m
La Parma Pizza381 m
Gabby's Caribbean & Soul Food404 m

Nearby pubs

The Watch House394 m
The Fox & Firkin465 m
The Bar Beach Grill512 m
Joiners Arms544 m

Nearby gyms

Glass Mill Leisure Centre454 m
Anytime Fitness462 m
CRANK Lewisham528 m
PureGym575 m

Nearby pharmacies

Superdrug441 m
Sheel445 m
Lewis Grove593 m
Boots755 m

Nearby health

Portland Smile Clinic407 m
Banning Dental Group462 m
Triangle Group Practice489 m
Banning521 m
Food hygiene (5-star)47% of 132

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

40

Investment score

Moderate

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

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

73

Price growth score

B
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route140m
Crossrail 2 route9,614m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,746 nationally

1,530

Est. population

14,327/km²

66%

Employed

64%

Degree educated

£53,900

Median income

5.6%

Claimant rate

Inner cityHigh densityYoung professionals

53

Community stability

Age profile

22%
22%
24%
19%
14%
Under 1822%
18–3422%
35–4924%
50–6419%
65+14%

Tenure

31%
37%
18%
14%
Own outright31%
Own (mortgage)37%
Private rent18%
Social rent14%
Shared ownership0%

Ethnicity

49%
17%
17%
White British49%
White Other17%
Asian5%
Black17%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine14%
No car household42%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent18%
Social rent14%

vs. London

Income vs London+28.3%
Price vs London+34.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
20
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
221
Largest scheme
794 homes · LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13
Pipeline pressure
NONE

Named schemes (500m)

LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13794 homes
completed
SUNDERMEAD ESTATE & SILVER ROAD DEPOT, 1-157, SUNDERMEAD ESTATE & SILVER ROAD DEPOT, 1-157, ELMIRA STREET, SE13215 homes
completed
1 Silver Road, London, SE13 7BQ141 homes
completed
Riverdale House, 68, Riverdale House, 68, Molesworth Street, SE13 7EY137 homes
completed
256, 256, LEWISHAM HIGH STREET, SE13 6JX53 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£700,000)

£22,500

Standard buyer

£22,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE13 7AD

Full postcodeSE13 7AD
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.460566
Longitude-0.017299
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