Ladywell · Lewisham · Lewisham North constituency · 51.46014, -0.01867

SE13 7AW— Ladywell, Lewisham

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

The family fortress

 

Top 8% LondonSchools 100%Safety 77/100Transport 59/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Strong, well-rated schools set this area apart

Liveability
74
Safety
77
Schools
90
Transport
59
Environment
54
Investment
38

The bottom line

SE13 7AW offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Check your dealbreakers

Toggle the things that matter to you — see how SE13 7AW scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE13 7AW meets your needs.

Location

SE13 7AW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE13 7AW

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE13 7AW with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How SE13 7AW 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 · 6 min walk

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 30 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 520m

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,484/m²
Price per ft²£602/ft²
Avg floor area98.7 m²

EPC breakdown

A
1%
C
10%
D
23%
E
14%
G
1%

Based on 49 properties · Confidence: high

Street mix

Semi 28%Terraced 28%Flat 44%

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£246,750
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.5%

Total change

+614%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.5%

per year

Acceleration

-28.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 70 sales

Property Type Mix

Total: 70 sales

Semi-detached28.6%
Terraced27.1%
Flat/maisonette44.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£140k+99.3%3.8
Post-dot-com plateau2001–2004£126k£235k+86.3%2.8
Pre-crash peak2005–2007£160k£330k+106.2%2.7
GFC & correction2008–2011£317k£380k+20.1%1.2
Help-to-Buy recovery2013–2016£205k£645k+214.8%2.5
Brexit uncertainty2017–2019£834k£800k-4.1%1.7
Pandemic surge2021–2021£910k£910k+0%1
Rate-rise correction2022–2023£733k£740k+1%2
Current market2024–2026£733k£500k-31.7%1

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
10.6%
District
10.6%
Semi-detached+0% α
Local
9.3%
District
9.3%
Terraced+0% α
Local
3.4%
District
3.4%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing19
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
7.7 min walk
Ladywell

Nearby stations

LadywellNational Rail
5 min walk
Lewisham DLR StationDLR
8 min walk
Elverson Road DLR StationDLR
13 min walk
Brockley Rail StationSouthern · Windrush
18 min walk
Deptford Bridge DLR StationDLR
20 min walk
No bus stops within 400m

40

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

1.9 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

22

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)157
Nearest car park392m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Patient & Visitor Parking· yes
547m
🅿️
Slaithwaite Road144 spaces· free-£8.40
547m
🅿️
Disabled Parking· no
686m

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: 6.0 km away✗ Not Green Belt✗ Not AONB57% green spaceTree canopy: 28%
More green space than 98% 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): 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

15 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 709 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

117

Parks (1km)

23

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

14

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Ladywell Tavern (469 m)

Nearest supermarketAsda · 571 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)

367m

Post office

Nearby shops

Ladywell Village Fruit & Veg350 m
Village News381 m
Rumbles384 m
The Larder396 m

Nearby cafes

The Village Café361 m
Pistachios Cafe383 m
Le Délice412 m
Oscar's SE13421 m

Nearby restaurants

New Favourable Chicken370 m
Wilson's405 m
Ladywell Tandoori409 m
Mamma Dough413 m

Nearby pubs

Ladywell Tavern469 m
The Fox & Firkin478 m
The Watch House484 m
The Bar Beach Grill572 m

Nearby gyms

Anytime Fitness523 m
Glass Mill Leisure Centre548 m
CRANK Lewisham615 m
The Gym680 m

Nearby pharmacies

Sheel469 m
Superdrug544 m
Lewis Grove699 m
Boots717 m

Nearby health

Portland Smile Clinic476 m
Triangle Group Practice545 m
Banning Dental Group547 m
Hilly Fields Group Practice556 m
Food hygiene (5-star)48% of 91

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

38

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 67%
Gentrification score22/100
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

60.2

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route225m
Crossrail 2 route9,546m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
17
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
220
Largest scheme
794 homes · LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13
Pipeline pressure
NONE

Named schemes (500m)

1 Silver Road, London, SE13 7BQ141 homes
completed
LAND AT CHURCH GROVE, LONDON, SE13 7UU36 homes
completed
16A (land and garages rear of 6-24), 16A (land and garages rear of 6-24), ALGERNON ROAD, SE13 7AT34 homes
completed
LAND AT, LAND AT, CHURCH GROVE, SE13 7UU33 homes
completed
VACANT SITE REAR OF, 17-37, VACANT SITE REAR OF, 17-37, MALYONS ROAD, LADYWELL ROAD (38-42), SE1326 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

Live in SE13 7AW? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE13 7AW.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lewisham with nearby boroughs:

Lewisham vs SouthwarkLewisham vs GreenwichLewisham vs BexleyLewisham vs Hackney

Similar postcodes

Frequently asked questions

📍 Track SE13 7AW

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE13 7AW

Full postcodeSE13 7AW
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.460139
Longitude-0.018670
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