Ladywell · Lewisham · Lewisham North constituency · 51.45211, -0.02783

SE4 1HS— Ladywell, Lewisham

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

The family fortress

 

Schools 100%Safety 76/100Transport 44/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
55
Safety
76
Schools
60
Transport
44
Environment
62
Investment
32

The bottom line

SE4 1HS offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

SE4 1HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+19.3% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for SE4 1HS

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE4 1HS 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 · 5 min walk

KS2: 106.7

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 10 min walk

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.1 incidents per 1,000 residents

Better than 57% of London
↑ Rising 340.9%

-25% vs borough

Crime by type

Violence & sexual offences36%
Other22%
Drug offences9%
Anti-social behaviour8%
Burglary8%
Robbery7%
Vehicle crime6%
Theft3%

Stop & search

1.2

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 · 1.2km

Crime is 12% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE4 district median

£545,000

Based on 190 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,896/m²
Price per ft²£455/ft²
Avg floor area71.1 m²

EPC breakdown

C
15%
D
4%
E
2%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Terraced 17%Flat 83%

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
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£177,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+4.4%

Total change

+193%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.1%

per year

Acceleration

-163.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 18 sales

Property Type Mix

Total: 18 sales

Terraced16.7%
Flat/maisonette83.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£113k£113k+0%1
Post-dot-com plateau2002–2003£97k£120k+23.7%1
Pre-crash peak2007–2007£194k£194k+0%2
GFC & correction2008–2012£161k£250k+55.7%1
Help-to-Buy recovery2013–2016£113k£298k+163.3%1.2
Brexit uncertainty2019–2019£258k£258k+0%3
Pandemic surge2021–2021£570k£570k+0%1
Current market2025–2025£330k£330k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.3% alpha

Flat/maisonette-3.3% α
Local
2.4%
District
5.7%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Lewisham DLR StationDLR line
20.9 min walk
Catford

Nearby stations

CatfordNational Rail
11 min walk
Honor Oak Park Rail StationSouthern · Windrush
16 min walk
Brockley Rail StationSouthern · Windrush
19 min walk
Lewisham DLR StationDLR
22 min walk
Elverson Road DLR StationDLR
25 min walk
No bus stops within 400m

21

Walkability score

81

Footpaths (500m)

0

Santander docks (800m)

2.5 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

4

Car parks (800m)

3

EV chargers (800m)

Nearest car park251m
Santander docks (800m)0
Nearest cycle dock2.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

17%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed169 Mbps
Median download193 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: 29.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 77% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 25%
More green space than 88% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.3 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

10 min walk

2

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 713 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

250

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

15

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Ladywell Tavern (644 m)

Nearest supermarketCo-op Food · 892 m
10 tennis courts1 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)

781m

Post office

Nearby shops

Lee's Foodstore581 m
Ladywell Food & Wine652 m
Meat Jon667 m
Peacock Food & Wine678 m

Nearby cafes

Cool Beans Coffee House382 m
Good Hope Cafe684 m
Cafe at the Library705 m
Café Crofton Park707 m

Nearby restaurants

Paradise Kitchen362 m
Ravensbourne Restaurant615 m
Ladywell Kebab & Steak House656 m
Mai Hong670 m

Nearby pubs

Ladywell Tavern644 m
LDN Beer Dispensary704 m
Jérome's Wine Bar and Shop704 m
Crofton Park Tavern745 m

Nearby gyms

Ladywell Arena Sportshall458 m
King's College London Honor Oak Park Sports Ground639 m
Forma762 m
PureGym832 m

Nearby pharmacies

Crofton Park Pharmacy724 m
Rushey Green Pharmacy732 m
Bentley's Chemist733 m
Superdrug871 m

Nearby health

Hilly Fields Group Practice586 m
Crofton Park Dental Practice687 m
University Hospital Lewisham713 m
Smiles For You732 m
Food hygiene (5-star)56% of 16

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

GLORIOUS SOCIAL CARE RECRUITMENT LIMITED

Investment

Investment grade, yield and market outlook

32

Investment score

Weak

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

37.5

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route685m
Crossrail 2 route9,380m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,622 nationally

1,698

Est. population

10,665/km²

58%

Employed

46%

Degree educated

£50,100

Median income

6.0%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

23%
21%
24%
18%
15%
Under 1823%
18–3421%
35–4924%
50–6418%
65+15%

Tenure

19%
26%
18%
36%
Own outright19%
Own (mortgage)26%
Private rent18%
Social rent36%
Shared ownership1%
Rent free0%

Ethnicity

33%
38%
White British33%
White Other9%
Asian8%
Black38%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household42%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Social rent36%
Private rent18%

vs. London

Income vs London+19.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
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)
17
Largest scheme
414 homes · Catford Greyhound Stadium, Catford Greyhound Stadium, Adenmore Road, SE6 4RJ
Pipeline pressure
NONE

Named schemes (500m)

Catford Greyhound Stadium, Catford Greyhound Stadium, Adenmore Road, SE6 4RJ414 homes
completed
CATFORD GREYHOUND STADIUM, CATFORD GREYHOUND STADIUM, ADENMORE ROAD, SE6 4RH179 homes
completed
CAR PARK, CROFTON LEISURE CENTRE, REAR, 103-123, CAR PARK, CROFTON LEISURE CENTRE, REAR, 103-123, MANWOOD ROAD, SE416 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 1HS

Full postcodeSE4 1HS
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.452110
Longitude-0.027827
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