Ladywell · Lewisham · Lewisham North constituency · 51.45668, -0.02124

SE13 7JA— Ladywell, Lewisham

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

The family fortress

 

Schools 100%Safety 72/100Transport 58/100~0% yield · indicativeOnly 2 sales — thin data⚠ 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
31

The bottom line

SE13 7JA 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 7JA

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

Deep-dive guides for SE13 7JA

🛡️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 7JA 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 10 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 568m

Crime is +29% above London average

Property

12 Jun

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£77,025/m²
Price per ft²£7,156/ft²
Avg floor area60.4 m²

EPC breakdown

B
4%
C
19%
D
11%
E
10%
G
1%

Based on 45 properties · Confidence: high

Street mix

Semi 3%Terraced 18%Flat 64%Other 15%

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£151,000
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

1998–2020 · CAGR

+8.9%

Total change

+555%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.8%

per year

Acceleration

-109.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached4.2%
Terraced25%
Flat/maisonette70.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£60k£115k+91%2.3
Post-dot-com plateau2001–2004£85k£208k+144.4%2
Pre-crash peak2007–2007£150k£150k+0%3
GFC & correction2008–2009£295k£135k-54.2%1
Help-to-Buy recovery2016–2016£125k£125k+0%1
Brexit uncertainty2017–2017£300k£300k+0%1
Pandemic surge2020–2020£393k£393k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
9.8%
District
9.8%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
12.8 min walk
Ladywell

Nearby stations

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

44

Walkability score

83

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

11

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)150
Nearest car park358m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Patient & Visitor Parking· yes
358m
🅿️
Disabled Parking· no
430m
🅿️
Slaithwaite Road144 spaces· free-£8.40
734m

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 AONB57% green spaceTree canopy: 37%
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

11 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 · 396 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

68

Parks (1km)

14

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

9

Convenience

Nearest supermarketLongdan · 564 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)

116m

Post office

Nearby shops

Peacock Food & Wine11 m
Meat Jon17 m
Sainsbury's Local19 m
Ladywell Food & Wine37 m

Nearby cafes

Oscar's SE1376 m
Le Délice103 m
The Village Café117 m
Good Hope Cafe192 m

Nearby restaurants

Mai Hong14 m
Ladywell Kebab & Steak House31 m
Metro's43 m
Ladywell Tandoori54 m

Nearby pubs

Ladywell Tavern44 m
The Jolly Farmer396 m
The Fox & Firkin487 m
The Watch House757 m

Nearby gyms

Ladywell Arena Sportshall719 m
Forma788 m
Anytime Fitness943 m
Glass Mill Leisure Centre966 m

Nearby pharmacies

Boots440 m
Sheel520 m
Rushey Green Pharmacy826 m
Superdrug1.2 km

Nearby health

Hilly Fields Group Practice265 m
University Hospital Lewisham396 m
Triangle Group Practice681 m
Portland Smile Clinic899 m
Food hygiene (5-star)55% of 53

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

31

Investment score

Weak

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

Low gross yield (0.4%) 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
0.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score18/100
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

8/100

Velocity score

Future outlook

45.4

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route329m
Crossrail 2 route9,550m

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
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
83
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 7JA

Full postcodeSE13 7JA
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.456675
Longitude-0.021239
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