Ladywell · Lewisham · Lewisham North constituency · 51.46059, -0.03276

SE4 2SL— Ladywell, Lewisham

Location and area intelligence for SE4 2SL, Ladywell, Lewisham

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 56/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
80
Schools
60
Transport
56
Environment
77
Investment
43

The bottom line

SE4 2SL offers exceptional schools (100% Good/Outstanding), low crime, fast broadband 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 2SL

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 2SL

🛡️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 2SL 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 · 6 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 14 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)

0

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 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£9,344/m²
Price per ft²£868/ft²
Avg floor area60.3 m²

EPC breakdown

C
11%
D
1%

Based on 12 properties · Confidence: medium

Street mix

Terraced 88%Flat 13%

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£150,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

1996–2024 · CAGR

+7.4%

Total change

+632%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.0%

per year

Acceleration

-21.91

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 32 sales

Property Type Mix

Total: 32 sales

Terraced87.5%
Flat/maisonette12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£76k£140k+84.2%5.3
Pre-crash peak2007–2007£250k£250k+0%1
GFC & correction2011–2011£250k£250k+0%4
Help-to-Buy recovery2015–2016£518k£460k-11.1%2
Brexit uncertainty2017–2019£430k£425k-1.2%2
Pandemic surge2021–2021£535k£535k+0%1
Current market2024–2024£556k£556k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.7% alpha

Terraced-1.7% α
Local
7.4%
District
9.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing6
Trend Position75

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
20.2 min walk
Brockley→ London Bridge· 6 tph
12 min

Nearby stations

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

49

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria42 min ↑
Waterloo35 min ↓
Canary Wharf28 min ↓
City37 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)

0

EV chargers (800m)

Nearest car park579m
Santander docks (800m)0
Nearest cycle dock2.0 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.3 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 64%
More green space than 86% 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

VESTA ROAD SURGERY

58 VESTA ROAD, SE4 2NH

13 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

463

Parks (1km)

21

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 191 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)

742m

Post office

Nearby shops

R + A Newsagent124 m
Doorstep Bakery538 m
Quality Food & Wine570 m
Londis570 m

Nearby cafes

Deja Brew147 m
George's Cafe Brockley416 m
Central Cafe460 m
Browns of Brockley516 m

Nearby restaurants

Dominic's Pizza109 m
Sundae120 m
Morley's128 m
Brockley Rock142 m

Nearby pubs

Joyce181 m
The Gantry413 m
The Brockley Barge464 m
Parlez511 m

Nearby gyms

Renaissance yoga & well being557 m
King's College London Honor Oak Park Sports Ground1.1 km

Nearby pharmacies

Cheltenham Chemist630 m
Bentley's Chemist754 m
Crofton Park Pharmacy891 m

Nearby health

Smiles For You526 m
Hilly Fields Group Practice667 m
Crofton Park Dental Practice795 m
Food hygiene (5-star)55% of 84

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

A

High street health

Registered businesses

MEASURES OF LIGHT LIMITED

Investment

Investment grade, yield and market outlook

43

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

4/100

Velocity score

Future outlook

56

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,102m
Crossrail 2 route8,639m

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
Yes
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)
23
Largest scheme
49 homes · 122-170, 122-170, ADELAIDE AVENUE, 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
308, 308, 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 2SL

Full postcodeSE4 2SL
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardLadywell
Latitude51.460592
Longitude-0.032759
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