Ladywell · Lewisham · Lewisham North constituency · 51.46435, -0.02047

SE13 7TL— Ladywell, Lewisham

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

The family fortress

 

Schools 100%Safety 77/100Transport 56/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
77
Schools
60
Transport
56
Environment
47
Investment
44

The bottom line

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

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

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Location

SE13 7TL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for SE13 7TL

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE13 7TL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ashmead Primary School

Not yet inspected · 8 min walk

KS2: 106.3

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 8 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 · 24 min walk

5 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 963m

Crime is +36% above London average

Property

2 Jul

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£6,524/m²
Price per ft²£606/ft²
Avg floor area79.2 m²

EPC breakdown

B
1%
C
9%
D
28%
E
10%
F
1%

Based on 49 properties · Confidence: high

Street mix

Terraced 27%Flat 70%Other 3%

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£198,000
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

1995–2025 · CAGR

+8.4%

Total change

+1033%

Market Activity

Price Velocity & Acceleration

Current Velocity

+60.0%

per year

Acceleration

+72.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 72 sales

Property Type Mix

Total: 72 sales

Terraced29.2%
Flat/maisonette70.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£75k+32.7%2.2
Post-dot-com plateau2001–2004£120k£276k+129.6%4
Pre-crash peak2005–2006£143k£218k+52.4%5
GFC & correction2008–2012£418k£214k-48.7%1.2
Help-to-Buy recovery2013–2016£293k£455k+55.6%2.5
Brexit uncertainty2018–2019£447k£505k+13.1%3.5
Pandemic surge2020–2021£465k£550k+18.3%3.5
Rate-rise correction2022–2023£483k£457k-5.3%4
Current market2024–2025£400k£640k+60%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
7.7%
District
7.7%
Terraced+0% α
Local
7%
District
7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

44

Walkability score

97

Footpaths (500m)

0

Santander docks (800m)

1.6 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

12

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park370m
Santander docks (800m)0
Nearest cycle dock1.6 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.6 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 25%
More green space than 89% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.1 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

21 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.2 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

157

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketAsda · 283 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

832m

Post office

Nearby shops

Katpakan222 m
Chrandra Stores277 m
Sainsbury's Local353 m
Londis376 m

Nearby cafes

Vanilla's Coffee269 m
Middleton388 m
Puccino's470 m
Pistachios Cafe534 m

Nearby restaurants

Chicha200 m
Everest Curry King205 m
Zest Brunch & Bar435 m
Metro's Dark Kitchen478 m

Nearby pubs

The Rising Sun202 m
Llama's Head Pub208 m
The Bar Beach Grill262 m
The Talbot393 m

Nearby gyms

Anytime Fitness251 m
The Gym307 m
CRANK Lewisham450 m
Glass Mill Leisure Centre463 m

Nearby pharmacies

Superdrug745 m
Sheel920 m
Geepharm Chemist1.1 km

Nearby health

Portland Smile Clinic276 m
Banning Dental Group394 m
Banning453 m
Hilly Fields Group Practice869 m
Food hygiene (5-star)49% of 49

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

44

Investment score

Moderate

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

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

47.5

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route325m
Crossrail 2 route9,247m

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

Inner cityVery 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)
8
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)
154
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
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
16A (land and garages rear of 6-24), 16A (land and garages rear of 6-24), ALGERNON ROAD, SE13 7AT34 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 7TL

Full postcodeSE13 7TL
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.464351
Longitude-0.020475
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