Ladywell · Lewisham · Lewisham North constituency · 51.45475, -0.02882

SE4 1HL— Ladywell, Lewisham

Location and area intelligence for SE4 1HL, Ladywell, Lewisham

The family fortress

 

Schools 100%Safety 74/100Transport 53/100Low yield 3.14%

Best for: Families, Owner-occupiers

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Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
74
Schools
60
Transport
53
Environment
84
Investment
46

The bottom line

SE4 1HL offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

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Location

SE4 1HL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+19.3% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for SE4 1HL

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE4 1HL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Gordonbrock Primary School

Not yet inspected · 1 min walk

KS2: 106.7

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 7 min walk

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.3 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 288.6%

-6% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour25%
Other24%
Vehicle crime10%
Burglary4%
Drug offences4%
Theft4%
Robbery1%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

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 · 1.1km

Crime is +10% above London average

Property

Prices, sales volume and market trends

Avg floor area115.7 m²

EPC breakdown

D
3%
E
3%

Based on 6 properties · Confidence: low

Street mix

Semi 74%Terraced 26%

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
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£289,250
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)
RoofPitched, 270 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+8.6%

Total change

+756%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.3%

per year

Acceleration

+7.22

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached73.7%
Terraced26.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£90k£91k+1.1%1.3
Post-dot-com plateau2001–2004£181k£271k+49.7%1.5
GFC & correction2008–2012£387k£363k-6.3%1
Help-to-Buy recovery2013–2015£465k£618k+32.8%1
Brexit uncertainty2017–2018£745k£731k-1.9%1
Pandemic surge2021–2021£770k£770k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.4% alpha

Semi-detached-1.4% α
Local
14.1%
District
15.5%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Elverson Road DLR StationDLR line
21.1 min walk
Crofton Park→ Victoria· 2 tph
19 min

Nearby stations

Crofton ParkNational Rail
7 min walk
Brockley Rail StationSouthern · Windrush
16 min walk
Honor Oak Park Rail StationSouthern · Windrush
16 min walk
Lewisham DLR StationDLR
20 min walk
Elverson Road DLR StationDLR
23 min walk
No bus stops within 400m

31

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge ★23 min
Victoria44 min ↑
Waterloo32 min ↓
Canary Wharf40 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

2

Car parks (800m)

2

EV chargers (800m)

Nearest car park292m
Santander docks (800m)0
Nearest cycle dock2.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G92%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 37%
More green space than 97% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.2 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield854.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OHL WEIGHT MANAGEMENT CLINIC

OHL 3RD FLOOR, LAURENCE HOUSE, 1 CATFORD ROAD, SE6 4FN

14 min walk

1

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 765 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

248

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Ladywell Tavern (541 m)

Nearest supermarketCo-op Food · 608 m
4 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

583m

Post office

Nearby shops

Quality Food & Wine528 m
Ladywell Food & Wine532 m
Meat Jon552 m
Londis555 m

Nearby cafes

Cool Beans Coffee House473 m
Dream Story530 m
Cafe at the Library537 m
Arlo & Moe563 m

Nearby restaurants

Paradise Kitchen468 m
The Shapla526 m
Ladywell Kebab & Steak House537 m
Mai Hong558 m

Nearby pubs

Ladywell Tavern541 m
Crofton Park Tavern557 m
LDN Beer Dispensary575 m
Jérome's Wine Bar and Shop577 m

Nearby gyms

Ladywell Arena Sportshall693 m
King's College London Honor Oak Park Sports Ground708 m

Nearby pharmacies

Bentley's Chemist613 m
Crofton Park Pharmacy663 m

Nearby health

Hilly Fields Group Practice371 m
Smiles For You525 m
Crofton Park Dental Practice590 m
University Hospital Lewisham765 m
Food hygiene (5-star)55% of 31

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

CDH PROPERTY INVESTMENTS LTD
MTB FACILITIES MANAGEMENT LTD

Investment

Investment grade, yield and market outlook

46

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

36.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route807m
Crossrail 2 route9,182m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,543 nationally

1,907

Est. population

6,412/km²

67%

Employed

57%

Degree educated

£50,100

Median income

5.2%

Claimant rate

Inner cityMedium densityYoung professionals

51

Community stability

Age profile

28%
20%
25%
18%
Under 1828%
18–3420%
35–4925%
50–6418%
65+9%

Tenure

21%
39%
17%
23%
Own outright21%
Own (mortgage)39%
Private rent17%
Social rent23%
Shared ownership0%
Rent free0%

Ethnicity

47%
17%
White British47%
White Other11%
Asian11%
Black17%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine13%
No car household35%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Social rent23%
Private rent17%

vs. London

Income vs London+19.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
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)
15
Largest scheme
414 homes · Catford Greyhound Stadium, Catford Greyhound Stadium, Adenmore Road, SE6 4RJ
Pipeline pressure
NONE

Named schemes (500m)

122-170, 122-170, ADELAIDE AVENUE, SE449 homes
completed
CAR PARK, CROFTON LEISURE CENTRE, REAR, 103-123, CAR PARK, CROFTON LEISURE CENTRE, REAR, 103-123, MANWOOD ROAD, SE416 homes
completed
165-167, 165-167, LADYWELL ROAD, IVY ROAD (126-128), SE1312 homes
completed
BUILDERS PREMISES, 159A, BUILDERS PREMISES, 159A, CHUDLEIGH ROAD, SE411 homes
completed
82, 82, MANWOOD ROAD, SE47 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 SE4 1HL

Full postcodeSE4 1HL
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.454753
Longitude-0.028821
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