Ladywell · Lewisham · Lewisham North constituency · 51.46608, -0.01910

SE13 7LA— Ladywell, Lewisham

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

The practical family move

 

Schools 100%Safety 77/100Transport 66/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
77
Schools
90
Transport
66
Environment
40
Investment
62

The bottom line

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

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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

Do you commute into central London daily?
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 7LA meets your needs.

Location

SE13 7LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+28.3% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for SE13 7LA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE13 7LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Morden Mount Primary School

Good · Inspected Oct 2023 · 7 min walk

KS2: 103.7

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 11 min walk

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.3 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+16% vs borough

Crime by type

Other30%
Violence & sexual offences27%
Anti-social behaviour24%
Vehicle crime8%
Drug offences4%
Burglary4%
Theft3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 940m

Crime is +36% above 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£5,110/m²
Price per ft²£475/ft²
Avg floor area63.6 m²

EPC breakdown

B
7%
C
2%

Based on 9 properties · Confidence: low

Street mix

Semi 29%Detached 14%Flat 57%

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£159,000
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.26 W/m²K
RoofAverage thermal transmittance 0.12 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2025 · CAGR

+-1.4%

Total change

-13%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.8%

per year

Acceleration

-83.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 7 sales

Property Type Mix

Total: 7 sales

Detached14.3%
Semi-detached28.6%
Flat/maisonette57.1%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2016£375k£540k+44%3
Current market2025–2025£325k£325k+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

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Elverson Road DLR StationDLR line
4 min walk
St Johns (London)

Nearby stations

Elverson Road DLR StationDLR
5 min walk
St Johns (London)National Rail
6 min walk
Lewisham DLR StationDLR
6 min walk
Deptford Bridge DLR StationDLR
12 min walk
Brockley Rail StationSouthern · Windrush
16 min walk
No bus stops within 400m

52

Walkability score

172

Footpaths (500m)

0

Santander docks (800m)

1.5 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

13

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park278m
Santander docks (800m)0
Nearest cycle dock1.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 5.5 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.9 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

CLIFTON RISE FAMILY PRACTICE

CLIFTON RISE FAMILY PRACT, WALDRON HLTH/CTR(SUITE 2), SE8 4BG

18 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.4 km
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

154

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketAsda · 206 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

552m

Post office

Nearby shops

Katpakan74 m
Jeevanah's Super Store275 m
Londis300 m
Sainsbury's Local317 m

Nearby cafes

Middleton315 m
Puccino's357 m
Vanilla's Coffee471 m
Maggie's537 m

Nearby restaurants

Chicha26 m
Everest Curry King28 m
Metro's Dark Kitchen270 m
Zest Brunch & Bar359 m

Nearby pubs

Llama's Head Pub35 m
The Rising Sun80 m
The Bar Beach Grill181 m
The Talbot344 m

Nearby gyms

The Gym135 m
Anytime Fitness216 m
Silkworks Gym355 m
CRANK Lewisham377 m

Nearby pharmacies

Superdrug781 m
Lewis Grove811 m
Geepharm Chemist846 m
Sheel1.1 km

Nearby health

Portland Smile Clinic277 m
Banning Dental Group351 m
Banning384 m
SmileUp Dental780 m
Food hygiene (5-star)59% of 61

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
Gross yield
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Very High

Demand

Very 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

62

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route110m
Crossrail 2 route9,267m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,972 nationally

2,085

Est. population

16,192/km²

64%

Employed

53%

Degree educated

£53,900

Median income

7.4%

Claimant rate

Urban coreVery high densityEstablished mixed

39

Community stability

Age profile

21%
31%
24%
18%
Under 1821%
18–3431%
35–4924%
50–6418%
65+7%

Tenure

15%
25%
33%
25%
Own outright15%
Own (mortgage)25%
Private rent33%
Social rent25%
Shared ownership2%

Ethnicity

33%
15%
32%
White British33%
White Other15%
Asian9%
Black32%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine19%
No car household56%
Unemployed7%
No qualifications13%

Housing tenure (Census 2021)

Private rent33%
Social rent25%

vs. London

Income vs London+28.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
521
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
52-54, 52-54, THURSTON ROAD, SE13 7SD62 homes
completed
Land to North West of Sherwood Court, Land to North West of Sherwood Court, THURSTON ROAD, SE13 7SD56 homes
completed
87, 87, LOAMPIT VALE, SE13 7TG49 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 7LA

Full postcodeSE13 7LA
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.466082
Longitude-0.019104
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