Ladywell · Lewisham · Lewisham North constituency · 51.46168, -0.02258

SE13 7DB— Ladywell, Lewisham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 54/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
84
Schools
60
Transport
54
Environment
45
Investment
35

The bottom line

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

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Location

SE13 7DB

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 7DB

🛡️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

“The family fortress”

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How SE13 7DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ashmead Primary School

Not yet inspected · 11 min walk

KS2: 106.3

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 4 min walk

100% of local schools rated Good or Outstanding · based on 12 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 838m

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£7,129/m²
Price per ft²£662/ft²
Avg floor area104.3 m²

EPC breakdown

C
1%
D
17%
E
4%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 20%Terraced 75%Detached 6%

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£260,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.4%

Total change

+1015%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.7%

per year

Acceleration

-32.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 51 sales

Property Type Mix

Total: 51 sales

Detached5.9%
Semi-detached19.6%
Terraced74.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£163k+155.9%2.4
Post-dot-com plateau2001–2004£190k£241k+26.8%2.8
Pre-crash peak2007–2007£250k£250k+0%2
GFC & correction2008–2012£240k£250k+4.2%1.5
Help-to-Buy recovery2013–2016£487k£584k+19.8%2
Brexit uncertainty2017–2019£575k£695k+20.9%2
Pandemic surge2020–2020£720k£720k+0%1
Rate-rise correction2023–2023£843k£843k+0%4
Current market2025–2025£710k£710k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.7%
District
9.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Elverson Road DLR StationDLR line
10.5 min walk
Ladywell

Nearby stations

LadywellNational Rail
8 min walk
Lewisham DLR StationDLR
9 min walk
Elverson Road DLR StationDLR
11 min walk
Brockley Rail StationSouthern · Windrush
14 min walk
Deptford Bridge DLR StationDLR
17 min walk
No bus stops within 400m

32

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge ★25 min
Victoria47 min ↑
Waterloo40 min ↑
Canary Wharf37 min ↓
City37 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)

0

EV chargers (800m)

Nearest car park593m
Santander docks (800m)0
Nearest cycle dock1.8 km

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: 5.7 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.4 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

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 936 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

152

Parks (1km)

11

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Rising Sun (524 m)

Nearest supermarketAsda · 564 m
8 tennis courts

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)

571m

Post office

Nearby shops

Chrandra Stores157 m
Ladywell Village Fruit & Veg539 m
Katpakan545 m
Village News571 m

Nearby cafes

Vanilla's Coffee152 m
Pistachios Cafe203 m
The Village Café565 m
Oscar's SE13602 m

Nearby restaurants

Chicha531 m
Everest Curry King535 m
New Favourable Chicken561 m
Ladywell Kebab & Steak House571 m

Nearby pubs

The Rising Sun524 m
Llama's Head Pub538 m
The Bar Beach Grill551 m
Ladywell Tavern604 m

Nearby gyms

Anytime Fitness519 m
The Gym626 m
Glass Mill Leisure Centre661 m
CRANK Lewisham690 m

Nearby pharmacies

Sheel787 m
Boots963 m

Nearby health

Portland Smile Clinic506 m
Hilly Fields Group Practice539 m
Banning Dental Group620 m
Banning689 m
Food hygiene (5-star)47% of 58

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

35

Investment score

Weak

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 moderate.

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 score19/100
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

54.1

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route523m
Crossrail 2 route9,228m

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)
8
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
415 homes · THURSTON ROAD INDUSTRIAL ESTATE, THURSTON ROAD INDUSTRIAL ESTATE, JERRARD STREET, HORTON STREET, SE13 7SH
Pipeline pressure
NONE

Named schemes (500m)

16A (land and garages rear of 6-24), 16A (land and garages rear of 6-24), ALGERNON ROAD, SE13 7AT34 homes
completed
UNITED REFORM CHURCH, UNITED REFORM CHURCH, ALGERNON ROAD, SE1314 homes
completed
29, 29, GILLIAN STREET, SE1312 homes
completed
78, 78, Tyrwhitt Road, SE4 1QB5 homes
completed
18, 18, Halesworth Road, SE13 7TN4 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 7DB

Full postcodeSE13 7DB
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.461680
Longitude-0.022577
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