Ladywell · Lewisham · Lewisham North constituency · 51.45513, -0.02682

SE4 1JA— Ladywell, Lewisham

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

The family fortress

 

Schools 100%Safety 74/100Transport 53/100Low yield 3.14%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
74
Schools
60
Transport
53
Environment
68
Investment
46

The bottom line

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

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

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Location

SE4 1JA

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 1JA

🛡️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 1JA 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 · 6 min walk

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 15 min walk

4 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 977m

Crime is +10% above London average

Property

Prices, sales volume and market trends

Avg floor area110.7 m²

EPC breakdown

C
4%
D
5%
E
2%
G
2%

Based on 13 properties · Confidence: medium

Street mix

Terraced 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

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£276,750
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, 100 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

1995–2023 · CAGR

+8.5%

Total change

+872%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.2%

per year

Acceleration

+63.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 27 sales

Property Type Mix

Total: 27 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£76k£125k+64.2%1.5
Post-dot-com plateau2001–2003£170k£204k+19.7%1.7
Pre-crash peak2005–2007£289k£319k+10.7%2
GFC & correction2011–2012£350k£320k-8.6%1.5
Help-to-Buy recovery2014–2016£480k£660k+37.5%2
Brexit uncertainty2019–2019£521k£521k+0%2
Rate-rise correction2023–2023£740k£740k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.6% alpha

Terraced-1.6% α
Local
8.3%
District
9.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
19.9 min walk
Ladywell

Nearby stations

LadywellNational Rail
7 min walk
Brockley Rail StationSouthern · Windrush
16 min walk
Honor Oak Park Rail StationSouthern · Windrush
18 min walk
Lewisham DLR StationDLR
18 min walk
Elverson Road DLR StationDLR
21 min walk
No bus stops within 400m

28

Walkability score

48

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

6

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)6
Nearest car park210m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Patient & Visitor Parking· yes
717m
🅿️
Disabled Parking· no
718m

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: 29.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 77% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.0 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 43%
More green space than 97% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.1 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

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 636 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

255

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Ladywell Tavern (396 m)

Nearest supermarketCo-op Food · 672 m
9 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

0

Libraries (1km)

0

Cinemas (2km)

538m

Post office

Nearby shops

Ladywell Food & Wine388 m
Meat Jon408 m
Peacock Food & Wine422 m
Sainsbury's Local436 m

Nearby cafes

Oscar's SE13484 m
Good Hope Cafe511 m
Le Délice512 m
The Village Café540 m

Nearby restaurants

Ladywell Kebab & Steak House393 m
Mai Hong413 m
Metro's461 m
Ladywell Tandoori472 m

Nearby pubs

Ladywell Tavern396 m
Joyce677 m
Crofton Park Tavern686 m
LDN Beer Dispensary716 m

Nearby gyms

Ladywell Arena Sportshall642 m
King's College London Honor Oak Park Sports Ground844 m
Forma868 m

Nearby pharmacies

Boots705 m
Bentley's Chemist755 m
Rushey Green Pharmacy868 m

Nearby health

Hilly Fields Group Practice250 m
University Hospital Lewisham636 m
Smiles For You648 m
Crofton Park Dental Practice734 m
Food hygiene (5-star)56% of 32

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

DOCTOR-IT LIMITED

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 route678m
Crossrail 2 route9,285m

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)
6
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
414 homes · Catford Greyhound Stadium, Catford Greyhound Stadium, Adenmore Road, SE6 4RJ
Pipeline pressure
NONE

Named schemes (500m)

15-75, 15-75, CHUDLEIGH ROAD, MALYONS ROAD (158-222), SE4143 homes
completed
122-170, 122-170, ADELAIDE AVENUE, SE449 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
180, 180, Ladywell Road, SE13 7HU5 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 1JA

Full postcodeSE4 1JA
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.455133
Longitude-0.026818
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