Ladywell · Lewisham · Lewisham North constituency · 51.46258, -0.01885

SE13 7AR— Ladywell, Lewisham

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

The family fortress

 

Top 10% LondonSchools 100%Safety 84/100Transport 60/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
73
Safety
84
Schools
90
Transport
60
Environment
46
Investment
37

The bottom line

SE13 7AR offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE13 7AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+28.3% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for SE13 7AR

🛡️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🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How SE13 7AR 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 · 11 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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.8 incidents per 1,000 residents

Better than 64% of London
→ Stable

-37% vs borough

Crime by type

Violence & sexual offences39%
Other24%
Anti-social behaviour17%
Burglary8%
Vehicle crime7%
Robbery3%
Drug offences1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 736m

Crime is 26% below 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£9,084/m²
Price per ft²£844/ft²
Avg floor area72.2 m²

EPC breakdown

C
10%
D
7%

Based on 17 properties · Confidence: medium

Street mix

Terraced 82%Flat 18%

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£180,500
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
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

1997–2025 · CAGR

+7.8%

Total change

+712%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.1%

per year

Acceleration

+42.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Terraced81.8%
Flat/maisonette18.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£76k£76k+0%1
Post-dot-com plateau2001–2004£139k£244k+75.8%1.5
GFC & correction2008–2008£237k£237k+0%1
Help-to-Buy recovery2013–2016£460k£635k+38%1
Brexit uncertainty2018–2018£504k£504k+0%2
Current market2025–2025£615k£615k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
5.7 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

Lewisham DLR StationDLR
6 min walk
LewishamNational Rail
6 min walk
Elverson Road DLR StationDLR
9 min walk
Deptford Bridge DLR StationDLR
16 min walk
Brockley Rail StationSouthern · Windrush
16 min walk
No bus stops within 400m

47

Walkability score

86

Footpaths (500m)

0

Santander docks (800m)

1.8 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

17

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)151
Nearest car park370m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
689m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.8 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 13%
More green space than 84% 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): 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

18 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 981 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

15

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

13

Sports (1km)

0

Convenience

Nearest supermarketAsda · 322 m
8 tennis courts1 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)

635m

Post office

Nearby shops

Sainsbury's Local315 m
Chrandra Stores340 m
Katpakan426 m
Kiki & Miumiu558 m

Nearby cafes

Vanilla's Coffee329 m
Pistachios Cafe458 m
Starbucks462 m
Puccino's477 m

Nearby restaurants

Chicha387 m
Everest Curry King393 m
Zest Brunch & Bar411 m
Pret A Manger501 m

Nearby pubs

The Bar Beach Grill317 m
The Rising Sun334 m
Llama's Head Pub400 m
Joiners Arms568 m

Nearby gyms

Anytime Fitness273 m
Glass Mill Leisure Centre384 m
The Gym417 m
CRANK Lewisham419 m

Nearby pharmacies

Superdrug565 m
Lewis Grove672 m
Sheel693 m
Boots988 m

Nearby health

Portland Smile Clinic243 m
Banning Dental Group348 m
Banning417 m
Lewis Grove Dental Practice665 m
Food hygiene (5-star)48% of 82

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

E

High street health

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

4/100

Velocity score

Future outlook

60.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route287m
Crossrail 2 route9,426m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,323 nationally

1,507

Est. population

18,071/km²

66%

Employed

58%

Degree educated

£53,900

Median income

6.9%

Claimant rate

Inner cityVery high densityYoung professionals

50

Community stability

Age profile

22%
25%
21%
21%
Under 1822%
18–3425%
35–4921%
50–6421%
65+12%

Tenure

26%
35%
19%
20%
Own outright26%
Own (mortgage)35%
Private rent19%
Social rent20%
Shared ownership1%
Rent free0%

Ethnicity

46%
20%
White British46%
White Other12%
Asian9%
Black20%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine12%
No car household38%
Unemployed6%
No qualifications11%

Housing tenure (Census 2021)

Social rent20%
Private rent19%

vs. London

Income vs London+28.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
223
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
THURSTON ROAD INDUSTRIAL ESTATE, THURSTON ROAD INDUSTRIAL ESTATE, JERRARD STREET, HORTON STREET, SE13 7SH415 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
52-54, 52-54, THURSTON ROAD, SE13 7SD62 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 7AR

Full postcodeSE13 7AR
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.462579
Longitude-0.018853
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