Ladywell · Lewisham · Lewisham North constituency · 51.46591, -0.02250

SE13 7TS— Ladywell, Lewisham

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

The family fortress

 

Schools 100%Safety 85/100Transport 58/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
85
Schools
60
Transport
58
Environment
47
Investment
38

The bottom line

SE13 7TS offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE13 7TS

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-42.0% vs London avg

Deep-dive guides for SE13 7TS

🛡️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 7TS 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 · 5 min walk

KS2: 106.3

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 9 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 · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.6 incidents per 1,000 residents

Better than 73% of London
→ Stable

-50% vs borough

Crime by type

Other33%
Violence & sexual offences25%
Anti-social behaviour21%
Vehicle crime10%
Robbery5%
Drug offences3%
Theft3%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 1.1km

Crime is 42% below 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£9,225/m²
Price per ft²£857/ft²
Avg floor area79.4 m²

EPC breakdown

B
1%
C
21%
D
15%
E
4%

Based on 41 properties · Confidence: high

Street mix

Terraced 27%Flat 73%

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£198,500
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+9.3%

Total change

+1013%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.4%

per year

Acceleration

-116.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 55 sales

Property Type Mix

Total: 55 sales

Terraced29.1%
Flat/maisonette70.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£62k£86k+38.7%2.3
Post-dot-com plateau2001–2004£155k£140k-9.7%2.5
Pre-crash peak2005–2007£150k£405k+170%2.7
GFC & correction2008–2012£253k£190k-24.9%2.5
Help-to-Buy recovery2013–2016£283k£400k+41.2%2
Brexit uncertainty2017–2018£470k£380k-19.1%2
Pandemic surge2020–2021£515k£524k+1.7%2.5
Rate-rise correction2022–2023£420k£835k+98.9%1.5
Current market2025–2025£690k£690k+0%2

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
9.4%
District
9.4%
Terraced+0% α
Local
5.5%
District
5.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

46out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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 min walk
St Johns (London)

Nearby stations

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

43

Walkability score

133

Footpaths (500m)

0

Santander docks (800m)

1.5 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 park359m
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: 5.3 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 34%
More green space than 89% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.2 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

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

246

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

3

Convenience

Nearest supermarketAsda · 420 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)

1

Cinemas (2km)

752m

Post office

Nearby shops

Londis165 m
Katpakan174 m
Chrandra Stores345 m
Jeevanah's Super Store395 m

Nearby cafes

Middleton175 m
Vanilla's Coffee343 m
Crave509 m
Puccino's589 m

Nearby restaurants

Everest Curry King209 m
Chicha211 m
Metro's Dark Kitchen392 m
Meze Mangal Turkish restaurant532 m

Nearby pubs

The Talbot172 m
Llama's Head Pub203 m
The Rising Sun294 m
The Bar Beach Grill394 m

Nearby gyms

The Gym371 m
Anytime Fitness411 m
Silkworks Gym576 m
CRANK Lewisham599 m

Nearby pharmacies

Geepharm Chemist969 m
Krisons1.0 km

Nearby health

Portland Smile Clinic458 m
Banning Dental Group559 m
Banning604 m
SmileUp Dental905 m
Food hygiene (5-star)38% of 47

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

38

Investment score

Weak

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

Low gross yield (2.5%) 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
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score16/100
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

49

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route241m
Crossrail 2 route9,053m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,446 nationally

1,674

Est. population

11,726/km²

72%

Employed

64%

Degree educated

£53,900

Median income

6.5%

Claimant rate

Inner cityHigh densityYoung professionals

41

Community stability

Age profile

16%
30%
26%
20%
Under 1816%
18–3430%
35–4926%
50–6420%
65+8%

Tenure

15%
27%
30%
28%
Own outright15%
Own (mortgage)27%
Private rent30%
Social rent28%
Shared ownership0%

Ethnicity

48%
15%
21%
White British48%
White Other15%
Asian5%
Black21%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household48%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent30%
Social rent28%

vs. London

Income vs London+28.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
415 homes · THURSTON ROAD INDUSTRIAL ESTATE, THURSTON ROAD INDUSTRIAL ESTATE, JERRARD STREET, HORTON STREET, SE13 7SH
Pipeline pressure
NONE

Named schemes (500m)

16A (land and garages rear of 6-24), 16A (land and garages rear of 6-24), ALGERNON ROAD, SE13 7AT34 homes
completed
117, 117, LOAMPIT VALE, SE1327 homes
completed
Yard at rear of 97-99, Yard at rear of 97-99, Loampit Vale, Algernon Road, SE13 7AU14 homes
completed
UNITED REFORM CHURCH, UNITED REFORM CHURCH, ALGERNON ROAD, SE1314 homes
completed
161, 161, LEWISHAM ROAD, 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 7TS

Full postcodeSE13 7TS
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.465905
Longitude-0.022495
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