Ladywell · Lewisham · Lewisham North constituency · 51.46516, -0.02181

SE13 7TU— Ladywell, Lewisham

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

The family fortress

 

Schools 100%Safety 77/100Transport 57/100

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
65
Safety
77
Schools
60
Transport
57
Environment
47
Investment
70

The bottom line

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

Check your dealbreakers

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

Location

SE13 7TU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE13 7TU

🛡️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 7TU with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE13 7TU 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 · 7 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 23 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 1.1km

Crime is +36% above London average

Property

Prices, sales volume and market trends

Avg floor area91.7 m²

EPC breakdown

C
3%
D
16%
E
3%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Terraced 71%Flat 29%

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£229,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7%

Total change

+562%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.8%

per year

Acceleration

+6.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 32 sales

Property Type Mix

Total: 32 sales

Terraced68.8%
Flat/maisonette31.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£169k+135.7%1.4
Post-dot-com plateau2001–2004£141k£142k+0.7%1.3
Pre-crash peak2006–2006£295k£295k+0%3
GFC & correction2008–2012£166k£325k+95.8%1.3
Help-to-Buy recovery2013–2016£278k£640k+130.2%1.7
Brexit uncertainty2017–2018£568k£640k+12.8%2
Pandemic surge2020–2020£690k£690k+0%1
Rate-rise correction2022–2023£550k£474k-13.8%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
5.5%
District
5.5%
Terraced+0% α
Local
7.8%
District
7.8%

CAGR over 10yr 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 4

Good

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

Nearby stations

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

43

Walkability score

108

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

11

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park449m
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 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: 5.4 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 40%
More green space than 88% 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

18 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 · 1.3 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

197

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

3

Convenience

Nearest supermarketAsda · 362 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)

1

Cinemas (2km)

932m

Post office

Nearby shops

Katpakan177 m
Londis258 m
Chrandra Stores284 m
Jeevanah's Super Store435 m

Nearby cafes

Middleton268 m
Vanilla's Coffee279 m
Puccino's543 m
Pistachios Cafe581 m

Nearby restaurants

Chicha190 m
Everest Curry King191 m
Metro's Dark Kitchen431 m
Zest Brunch & Bar524 m

Nearby pubs

Llama's Head Pub188 m
The Rising Sun248 m
The Talbot268 m
The Bar Beach Grill338 m

Nearby gyms

The Gym342 m
Anytime Fitness344 m
CRANK Lewisham540 m
Glass Mill Leisure Centre568 m

Nearby pharmacies

Geepharm Chemist1.0 km
Krisons1.1 km

Nearby health

Portland Smile Clinic383 m
Banning Dental Group493 m
Banning545 m
Hilly Fields Group Practice926 m
Food hygiene (5-star)42% of 48

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

70

Investment score

Strong

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

Avg monthly rent
£1,425London avg: £1,950/mo
Gentrification score15/100
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

33.3

Price growth score

D
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route291m
Crossrail 2 route9,128m

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)
10
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)
154
Largest scheme
794 homes · LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13
Pipeline pressure
NONE

Named schemes (500m)

52-54, 52-54, THURSTON ROAD, SE13 7SD62 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
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

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 7TU? 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 7TU.
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 7TU

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

No spam. Unsubscribe anytime.

Key facts for SE13 7TU

Full postcodeSE13 7TU
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.465156
Longitude-0.021808
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