Ladywell · Lewisham · Lewisham North constituency · 51.46266, -0.01732

SE13 7BA— Ladywell, Lewisham

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

The family fortress

 

Top 5% LondonSchools 100%Safety 84/100Transport 61/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
75
Safety
84
Schools
60
Transport
61
Environment
45
Investment
66

The bottom line

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

The catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

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

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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 7BA meets your needs.

Location

SE13 7BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE13 7BA

🛡️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 7BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Saviour's Catholic Primary School

Not yet inspected · Inspected Mar 2025 · 7 min walk

KS2: 104.0

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 9 min walk

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 27 min walk

4 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 692m

Crime is 26% below London average

Property

Prices, sales volume and market trends

Avg floor area60.5 m²

EPC breakdown

C
8%
D
3%

Based on 11 properties · Confidence: medium

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

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£151,250
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

2000–2021 · CAGR

+6.7%

Total change

+291%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

-12.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£69k£69k+0%1
Post-dot-com plateau2001–2004£90k£140k+55.6%1
Pre-crash peak2006–2006£148k£148k+0%1
Help-to-Buy recovery2015–2015£265k£265k+0%1
Brexit uncertainty2018–2018£285k£285k+0%2
Pandemic surge2021–2021£270k£270k+0%1

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
4.6 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

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

50

Walkability score

107

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 park271m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
617m

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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.8 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 10%
More green space than 83% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.0 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

19 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 989 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

160

Parks (1km)

34

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketAsda · 277 m
6 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)

661m

Post office

Nearby shops

Sainsbury's Local237 m
Chrandra Stores445 m
Katpakan451 m
Matu Enterprise459 m

Nearby cafes

Starbucks363 m
Muffin Break376 m
Puccino's402 m
Vanilla's Coffee434 m

Nearby restaurants

Zest Brunch & Bar328 m
Chicha404 m
Pret A Manger406 m
Everest Curry King410 m

Nearby pubs

The Bar Beach Grill280 m
The Rising Sun330 m
Llama's Head Pub418 m
Joiners Arms462 m

Nearby gyms

Anytime Fitness230 m
Glass Mill Leisure Centre286 m
CRANK Lewisham333 m
The Gym392 m

Nearby pharmacies

Superdrug467 m
Lewis Grove567 m
Sheel654 m
Boots988 m

Nearby health

Portland Smile Clinic180 m
Banning Dental Group262 m
Banning330 m
Lewis Grove Dental Practice560 m
Food hygiene (5-star)48% of 144

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

66

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

54.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route184m
Crossrail 2 route9,521m

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)
18
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)
600
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
Riverdale House, 68, Riverdale House, 68, Molesworth Street, SE13 7EY137 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 7BA

Full postcodeSE13 7BA
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.462661
Longitude-0.017323
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