Ladywell · Lewisham · Lewisham North constituency · 51.46739, -0.02026

SE13 7ST— Ladywell, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 64/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
77
Schools
90
Transport
64
Environment
40
Investment
63

The bottom line

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

The catches: high noise levels nearby and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how SE13 7ST 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 7ST meets your needs.

Location

SE13 7ST

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 7ST

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE13 7ST with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How SE13 7ST has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Stephen's CofE Primary School

Good · Inspected Jun 2022 · 6 min walk

KS2: 112.8

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 12 min walk

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 20 min walk

5 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 849m

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£6,557/m²
Price per ft²£609/ft²
Avg floor area48.6 m²

EPC breakdown

C
14%
D
32%
E
6%

Based on 52 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£121,500
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)
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

1999–2025 · CAGR

+7.2%

Total change

+515%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.8%

per year

Acceleration

-39.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 77 sales

Property Type Mix

Total: 77 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£52k£70k+34.6%7
Post-dot-com plateau2001–2004£78k£140k+79.5%6
Pre-crash peak2005–2007£135k£175k+29.3%4.5
GFC & correction2008–2012£171k£165k-3.5%2.8
Help-to-Buy recovery2013–2016£195k£335k+71.8%2
Brexit uncertainty2017–2019£318k£263k-17.3%2
Pandemic surge2021–2021£347k£347k+0%4
Current market2025–2025£320k£320k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
9%
District
9%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Elverson Road DLR StationDLR line
3.4 min walk
St Johns (London)

Nearby stations

St Johns (London)National Rail
4 min walk
Elverson Road DLR StationDLR
4 min walk
Lewisham DLR StationDLR
7 min walk
Deptford Bridge DLR StationDLR
10 min walk
Brockley Rail StationSouthern · Windrush
15 min walk
No bus stops within 400m

51

Walkability score

230

Footpaths (500m)

0

Santander docks (800m)

1.4 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

16

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)14
Nearest car park276m
Santander docks (800m)0
Nearest cycle dock1.4 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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.3 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 34%
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

16 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.5 km
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

163

Parks (1km)

16

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketAsda · 360 m
1 tennis courts2 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)

1

Cinemas (2km)

658m

Post office

Nearby shops

Katpakan118 m
Jeevanah's Super Store169 m
Londis183 m
Sainsbury's Local472 m

Nearby cafes

Middleton197 m
Puccino's475 m
Crave534 m
Vanilla's Coffee550 m

Nearby restaurants

Everest Curry King154 m
Chicha160 m
Metro's Dark Kitchen166 m
Grab-a-bite474 m

Nearby pubs

Llama's Head Pub146 m
The Talbot238 m
The Rising Sun244 m
The Bar Beach Grill338 m

Nearby gyms

The Gym253 m
Anytime Fitness378 m
Silkworks Gym384 m
CRANK Lewisham516 m

Nearby pharmacies

Geepharm Chemist747 m
Krisons928 m

Nearby health

Portland Smile Clinic440 m
Banning Dental Group502 m
Banning524 m
SmileUp Dental682 m
Food hygiene (5-star)56% of 72

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

63

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 score18/100
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

57.1

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route22m
Crossrail 2 route9,141m

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)
19
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)
156
Largest scheme
794 homes · LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13
Pipeline pressure
NONE

Named schemes (500m)

THURSTON ROAD INDUSTRIAL ESTATE, THURSTON ROAD INDUSTRIAL ESTATE, JERRARD STREET, HORTON STREET, SE13 7SH415 homes
completed
WATER WORKS & DLR COMPOUND BLOCKS GHJ&K, WATER WORKS & DLR COMPOUND BLOCKS GHJ&K, BROOKMILL ROAD, SE8261 homes
completed
BLOCK B - WATER WORKS & DLR COMPOUND, BLOCK B - WATER WORKS & DLR COMPOUND, BROOKMILL ROAD, SE899 homes
completed
BLOCK E WATERWORKS & DLR COMPOUND SITE, BLOCK E WATERWORKS & DLR COMPOUND SITE, BROOKMILL ROAD, SE889 homes
completed
52-54, 52-54, THURSTON ROAD, SE13 7SD62 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

Live in SE13 7ST? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE13 7ST.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lewisham with nearby boroughs:

Lewisham vs SouthwarkLewisham vs GreenwichLewisham vs BexleyLewisham vs Hackney

Similar postcodes

Frequently asked questions

📍 Track SE13 7ST

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE13 7ST

Full postcodeSE13 7ST
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.467387
Longitude-0.020257
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