Ladywell · Lewisham · Lewisham North constituency · 51.45815, -0.01398

SE13 7US— Ladywell, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 46/100Transport 59/100~12% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
66
Safety
46
Schools
90
Transport
59
Environment
48
Investment
68

The bottom line

SE13 7US offers exceptional schools (100% Good/Outstanding) — strong value for Investors who can accept its trade-offs.

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

Less suited to Families.

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Location

SE13 7US

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London crime+270.0% vs London avg

Deep-dive guides for SE13 7US

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

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“High-connectivity investment target”

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How SE13 7US has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Mary's Lewisham Church of England Primary School

Good · Inspected Dec 2021 · 4 min walk

KS2: 105.9

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 11 min walk

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

240.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1942.3%

+217% vs borough

Crime by type

Other42%
Violence & sexual offences21%
Theft9%
Drug offences8%
Anti-social behaviour7%
Robbery5%
Vehicle crime5%
Burglary4%

Stop & search

3.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 139m

Crime is +270% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£2,500/m²
Price per ft²£232/ft²
Avg floor area55.6 m²

EPC breakdown

B
10%
C
9%
D
1%

Based on 20 properties · Confidence: medium

Street mix

Flat 100%

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£139,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+-1.4%

Total change

-26%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.5%

per year

Acceleration

+27.10

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 51 sales

Property Type Mix

Total: 51 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£196k£196k+0%4
Pre-crash peak2005–2007£171k£138k-19.3%6.7
GFC & correction2008–2011£161k£134k-17.3%1.5
Help-to-Buy recovery2013–2016£145k£210k+44.8%3
Brexit uncertainty2017–2019£240k£175k-27.1%2
Pandemic surge2021–2021£268k£268k+0%1
Rate-rise correction2022–2023£255k£176k-31.2%1.5
Current market2024–2025£138k£145k+5.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-1.8%
District
-1.8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Lewisham DLR StationDLR line
8.7 min walk
Ladywell

Nearby stations

LadywellNational Rail
5 min walk
Lewisham DLR StationDLR
9 min walk
Elverson Road DLR StationDLR
15 min walk
Brockley Rail StationSouthern · Windrush
22 min walk
Deptford Bridge DLR StationDLR
24 min walk
No bus stops within 400m

63

Walkability score

147

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge ★23 min
Victoria47 min ↑
Waterloo32 min ↓
Canary Wharf38 min ↓
City35 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)

1

EV chargers (800m)

Total spaces (800m)157
Nearest car park105m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
203m
🅿️
Patient & Visitor Parking· yes
352m
🅿️
Disabled Parking· no
486m

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: 6.4 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 25%
More green space than 91% 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): 1

Landslide susceptibility: Low

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

13 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 558 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

45

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

6

Gyms (1km)

13

Sports (1km)

5

Convenience

Nearest supermarketLongdan · 48 m
5 tennis courts1 swimming pools1 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)

101m

Post office

Nearby shops

Supersave90 m
Lewisham Super Market276 m
Bilal Fish & Meat Centre281 m
Premi News283 m

Nearby cafes

Cafe Inn273 m
Chef's Treat341 m
Starbucks390 m
The Village Café414 m

Nearby restaurants

New Winner64 m
La Parma Pizza78 m
The Sushi Co82 m
Taco Bell102 m

Nearby pubs

The Fox & Firkin146 m
The Watch House257 m
The Jolly Farmer367 m
Ladywell Tavern558 m

Nearby gyms

PureGym585 m
Glass Mill Leisure Centre654 m
The Lane697 m
CRANK Lewisham745 m

Nearby pharmacies

Sheel106 m
Superdrug396 m
Boots527 m
Lewis Grove563 m

Nearby health

Triangle Group Practice163 m
Lewis Grove Dental Practice555 m
University Hospital Lewisham558 m
Lewisham Dental Practice575 m
Food hygiene (5-star)54% of 145

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

68

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
12.2% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score25/100
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

71.5

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route137m
Crossrail 2 route9,934m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,690 nationally

2,205

Est. population

8,481/km²

69%

Employed

63%

Degree educated

6.0%

Claimant rate

Inner cityHigh densityYoung professionals

31

Community stability

Age profile

16%
37%
27%
15%
Under 1816%
18–3437%
35–4927%
50–6415%
65+6%

Tenure

27%
49%
Own outright10%
Own (mortgage)27%
Private rent49%
Social rent11%
Shared ownership2%

Ethnicity

31%
23%
17%
17%
White British31%
White Other23%
Asian17%
Black18%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine14%
No car household64%
Unemployed8%
No qualifications11%

Housing tenure (Census 2021)

Private rent49%
Social rent11%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
22
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
249
Largest scheme
794 homes · LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13
Pipeline pressure
NONE

Named schemes (500m)

Riverdale House, 68, Riverdale House, 68, Molesworth Street, SE13 7EY137 homes
completed
FORMER FARMERS SITE, FORMER FARMERS SITE, COURTHILL ROAD, LONGBRIDGE WAY, SE1356 homes
completed
Land rear of Chiddingstone House, Land rear of Chiddingstone House, LEWISHAM PARK, SE13 6QY53 homes
completed
256, 256, LEWISHAM HIGH STREET, SE13 6JX53 homes
completed
FORMER POLICE STATION, FORMER POLICE STATION, LADYWELL ROAD, SE13 7UR45 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 7US

Full postcodeSE13 7US
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.458153
Longitude-0.013977
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