Ladywell · Lewisham · Lewisham North constituency · 51.45856, -0.02268

SE13 7JF— Ladywell, Lewisham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 60/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
77
Schools
60
Transport
60
Environment
53
Investment
64

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE13 7JF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE13 7JF

🛡️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 7JF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Gordonbrock Primary School

Not yet inspected · 6 min walk

KS2: 106.7

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 3 min walk

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 17 min walk

4 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 · 688m

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area88.1 m²

EPC breakdown

C
2%
D
4%
E
4%

Based on 10 properties · Confidence: medium

Street mix

Semi 31%Terraced 69%

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£220,250
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, 100 mm loft insulation
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

1995–2023 · CAGR

+8.9%

Total change

+1000%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.0%

per year

Acceleration

+1.54

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached32.1%
Terraced67.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£66k£127k+92%1.8
Post-dot-com plateau2001–2004£164k£232k+42.2%2.3
Pre-crash peak2005–2005£216k£216k+0%1
GFC & correction2010–2012£318k£368k+15.7%1.3
Help-to-Buy recovery2014–2014£500k£500k+0%1
Brexit uncertainty2017–2019£500k£760k+52%1
Pandemic surge2021–2021£695k£695k+0%1
Rate-rise correction2022–2023£705k£726k+3%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
10.8%
District
10.8%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing1
Trend Position40

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
11.6 min walk
Ladywell

Nearby stations

LadywellNational Rail
5 min walk
Lewisham DLR StationDLR
12 min walk
Brockley Rail StationSouthern · Windrush
15 min walk
Elverson Road DLR StationDLR
16 min walk
Deptford Bridge DLR StationDLR
22 min walk
No bus stops within 400m

37

Walkability score

63

Footpaths (500m)

0

Santander docks (800m)

2.0 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)

0

EV chargers (800m)

Total spaces (800m)6
Nearest car park328m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Patient & Visitor Parking· yes
554m
🅿️
Disabled Parking· no
650m

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.6 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

13 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 626 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

137

Parks (1km)

9

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

9

Convenience

Nearest supermarketAsda · 842 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)

283m

Post office

Nearby shops

Ladywell Food & Wine231 m
Meat Jon238 m
Peacock Food & Wine244 m
Ladywell Village Fruit & Veg246 m

Nearby cafes

Pistachios Cafe205 m
The Village Café279 m
Oscar's SE13289 m
Le Délice305 m

Nearby restaurants

Ladywell Kebab & Steak House232 m
Mai Hong240 m
Metro's259 m
Ladywell Tandoori264 m

Nearby pubs

Ladywell Tavern266 m
The Jolly Farmer595 m
The Fox & Firkin617 m
The Bar Beach Grill836 m

Nearby gyms

Anytime Fitness793 m
Glass Mill Leisure Centre865 m
CRANK Lewisham922 m
Ladywell Arena Sportshall929 m

Nearby pharmacies

Sheel635 m
Boots666 m
Rushey Green Pharmacy1.1 km

Nearby health

Hilly Fields Group Practice231 m
University Hospital Lewisham626 m
Portland Smile Clinic760 m
Banning Dental Group851 m
Food hygiene (5-star)56% of 36

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

64

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

45.6

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route466m
Crossrail 2 route9,367m

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
No
Article 4 area
Yes
Listed buildings (800m)
6
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
80
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
122-170, 122-170, ADELAIDE AVENUE, SE449 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
29, 29, GILLIAN STREET, SE1312 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 7JF

Full postcodeSE13 7JF
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.458561
Longitude-0.022683
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