Ladywell · Lewisham · Lewisham North constituency · 51.45629, -0.02141

SE13 7HS— Ladywell, Lewisham

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

The family fortress

 

Schools 100%Safety 72/100Transport 58/100⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
72
Schools
90
Transport
58
Environment
54
Investment
62

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE13 7HS

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+19.3% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for SE13 7HS

🛡️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

“The family fortress”

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How SE13 7HS 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 · 6 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.7 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 358.6%

+10% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour25%
Other24%
Theft8%
Robbery5%
Vehicle crime5%
Drug offences3%
Burglary2%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

88

Road safety score

8

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

HIGH pedestrian risk6 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 584m

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area64.4 m²

EPC breakdown

C
3%
D
2%

Based on 5 properties · Confidence: low

Street mix

Semi 33%Terraced 44%Flat 22%

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£161,000
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)
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

2001–2018 · CAGR

+7.1%

Total change

+221%

Market Activity

Price Velocity & Acceleration

Current Velocity

+237.5%

per year

Acceleration

+237.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £100k–£125k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached37.5%
Terraced37.5%
Flat/maisonette25%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£126k£160k+26.7%1.3
Pre-crash peak2007–2007£280k£280k+0%1
GFC & correction2008–2009£120k£120k+0%1
Brexit uncertainty2018–2018£405k£405k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Lewisham DLR StationDLR line
13.3 min walk
Ladywell

Nearby stations

LadywellNational Rail
2 min walk
Lewisham DLR StationDLR
14 min walk
Brockley Rail StationSouthern · Windrush
18 min walk
Elverson Road DLR StationDLR
18 min walk
Honor Oak Park Rail StationSouthern · Windrush
23 min walk
No bus stops within 400m

44

Walkability score

86

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge ★23 min
Victoria44 min ↑
Waterloo32 min ↓
Canary Wharf40 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

10

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)150
Nearest car park355m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Patient & Visitor Parking· yes
355m
🅿️
Disabled Parking· no
412m
🅿️
Slaithwaite Road144 spaces· free-£8.40
759m

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: 8.0 µg/m³
Worse air than 53% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.1 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 55%
More green space than 98% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.7 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

10 min walk

72%

Recommend GP

72%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 370 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

13

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

9

Convenience

Nearest supermarketLongdan · 587 m
8 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

142m

Post office

Nearby shops

Meat Jon31 m
Peacock Food & Wine35 m
Ladywell Food & Wine38 m
Sainsbury's Local44 m

Nearby cafes

Oscar's SE1387 m
Le Délice116 m
The Village Café145 m
Good Hope Cafe171 m

Nearby restaurants

Mai Hong32 m
Ladywell Kebab & Steak House36 m
Metro's66 m
Ladywell Tandoori76 m

Nearby pubs

Ladywell Tavern2 m
The Jolly Farmer391 m
The Fox & Firkin503 m
The Watch House789 m

Nearby gyms

Ladywell Arena Sportshall676 m
Forma752 m
Anytime Fitness987 m
Glass Mill Leisure Centre1.0 km

Nearby pharmacies

Boots419 m
Sheel538 m
Rushey Green Pharmacy788 m
Superdrug1.1 km

Nearby health

Hilly Fields Group Practice264 m
University Hospital Lewisham370 m
Triangle Group Practice703 m
Portland Smile Clinic943 m
Food hygiene (5-star)53% of 62

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

62

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 score19/100
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

45.7

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route333m
Crossrail 2 route9,559m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,459 nationally

1,590

Est. population

15,502/km²

71%

Employed

59%

Degree educated

£50,100

Median income

4.6%

Claimant rate

Inner cityVery high densityYoung professionals

44

Community stability

Age profile

22%
25%
26%
17%
Under 1822%
18–3425%
35–4926%
50–6417%
65+9%

Tenure

20%
33%
29%
17%
Own outright20%
Own (mortgage)33%
Private rent29%
Social rent17%
Shared ownership1%

Ethnicity

45%
18%
18%
White British45%
White Other18%
Asian8%
Black18%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine14%
No car household45%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent29%
Social rent17%

vs. London

Income vs London+19.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
17
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
85
Largest scheme
143 homes · 15-75, 15-75, CHUDLEIGH ROAD, MALYONS ROAD (158-222), SE4
Pipeline pressure
NONE

Named schemes (500m)

15-75, 15-75, CHUDLEIGH ROAD, MALYONS ROAD (158-222), SE4143 homes
completed
LAND AT CHURCH GROVE, LONDON, SE13 7UU36 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
VACANT SITES AT REAR OF, 17-49, VACANT SITES AT REAR OF, 17-49, MALYONS ROAD, LADYWELL ROAD (38-42), SE1317 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 7HS

Full postcodeSE13 7HS
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.456292
Longitude-0.021414
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