Ladywell · Lewisham · Lewisham North constituency · 51.45919, -0.03283

SE4 1YT— Ladywell, Lewisham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 53/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
80
Schools
60
Transport
53
Environment
76
Investment
44

The bottom line

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

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

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Location

SE4 1YT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+19.3% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for SE4 1YT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE4 1YT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Beecroft Garden Primary

Not yet inspected · Inspected Oct 2024 · 4 min walk

KS2: 106.5

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 6 min walk

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.2 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-5% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Anti-social behaviour19%
Vehicle crime10%
Drug offences10%
Burglary5%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Lewisham Fire Station · 1.4km

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,360/m²
Price per ft²£498/ft²
Avg floor area67.3 m²

EPC breakdown

C
8%
D
4%

Based on 12 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
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£168,250
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
WallsCavity wall, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+7%

Total change

+482%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.3%

per year

Acceleration

-15.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£61k£81k+31.4%2
Post-dot-com plateau2001–2004£95k£140k+47.4%1
Pre-crash peak2005–2005£147k£147k+0%1
Help-to-Buy recovery2013–2014£195k£287k+46.9%1
Brexit uncertainty2019–2019£388k£388k+0%1
Pandemic surge2021–2021£388k£388k+0%1
Rate-rise correction2022–2023£363k£390k+7.6%1
Current market2025–2025£358k£358k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7%
District
7%

CAGR over 26yr 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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Deptford Bridge DLR StationDLR line
21.9 min walk
Crofton Park→ Victoria· 2 tph
19 min

Nearby stations

Crofton ParkNational Rail
6 min walk
Brockley Rail StationSouthern · Windrush
9 min walk
Honor Oak Park Rail StationSouthern · Windrush
17 min walk
Lewisham DLR StationDLR
19 min walk
Elverson Road DLR StationDLR
20 min walk
No bus stops within 400m

53

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge ★32 min
Victoria33 min ↓
Waterloo41 min ↑
Canary Wharf41 min ↓
City44 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)

0

EV chargers (800m)

Nearest car park490m
Santander docks (800m)0
Nearest cycle dock2.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.4 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% 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

VESTA ROAD SURGERY

58 VESTA ROAD, SE4 2NH

15 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

516

Parks (1km)

22

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 89 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

601m

Post office

Nearby shops

R + A Newsagent82 m
Quality Food & Wine431 m
Londis434 m
Jones of Brockley551 m

Nearby cafes

Deja Brew65 m
Dream Story436 m
Arlo & Moe474 m
Cafe at the Library489 m

Nearby restaurants

L'Oculto Cocina61 m
Brockley Rock67 m
Morley's78 m
Sundae85 m

Nearby pubs

Joyce87 m
Crofton Park Tavern443 m
The Gantry543 m
LDN Beer Dispensary583 m

Nearby gyms

Renaissance yoga & well being663 m
King's College London Honor Oak Park Sports Ground975 m

Nearby pharmacies

Cheltenham Chemist578 m
Bentley's Chemist616 m
Crofton Park Pharmacy750 m

Nearby health

Smiles For You387 m
Hilly Fields Group Practice594 m
Crofton Park Dental Practice652 m
Food hygiene (5-star)49% of 87

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

A

High street health

Registered businesses

CYBERNETOLOGY LIMITED
ENVIRO-TECH CONSULT SERVICES LIMITED

Investment

Investment grade, yield and market outlook

44

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

High

Demand

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

58.6

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,172m
Crossrail 2 route8,705m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,014 nationally

1,994

Est. population

17,286/km²

69%

Employed

62%

Degree educated

£50,100

Median income

5.0%

Claimant rate

Inner cityVery high densityYoung professionals

41

Community stability

Age profile

20%
33%
24%
15%
Under 1820%
18–3433%
35–4924%
50–6415%
65+9%

Tenure

19%
31%
34%
16%
Own outright19%
Own (mortgage)31%
Private rent34%
Social rent16%
Shared ownership0%

Ethnicity

50%
16%
16%
White British50%
White Other16%
Asian6%
Black16%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine12%
No car household48%
Unemployed6%
No qualifications9%

Housing tenure (Census 2021)

Private rent34%
Social rent16%

vs. London

Income vs London+19.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
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)
27
Largest scheme
58 homes · LAND TO THE NORTH OF, LAND TO THE NORTH OF, BUCKTHORNE ROAD, HOLDENBY ROAD, SE4
Pipeline pressure
NONE

Named schemes (500m)

FORMER ROUNDEL CLUB ON LAND R/O, 1-39, FORMER ROUNDEL CLUB ON LAND R/O, 1-39, ADELAIDE AVENUE, SE424 homes
completed
SITE AT, 283, SITE AT, 283, BROCKLEY ROAD, SE415 homes
completed
ARABIN WORKS, 58, ARABIN WORKS, 58, ARABIN ROAD, SE410 homes
completed
ST CYPRIANS CHURCH HALL, 294 1/2, ST CYPRIANS CHURCH HALL, 294 1/2, BROCKLEY ROAD, SE4 2RA9 homes
completed
306, 306, BROCKLEY ROAD, SE4 2RA5 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 1YT

Full postcodeSE4 1YT
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.459191
Longitude-0.032833
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