For homeowners and renters alike the outlook for 2026-27 doesn’t look great. Mortgage rates are going up, rents are rising and other costs pressures are mounting. Ladywell-Live asked independent property expert Simon Kyriacou, who has lived locally for more than 20 years, to give us his latest appraisal of what is happening in the local property market.
It is a mixed and complex outlook as mortagage rates climb towards 6% – driven by rising inflation and the Middle East conflict. Across London average house prices were 3.3% lower in July 2026 than a year earlier. Yet in the London Borough of Lewisham, the average property price was £488,658, 0.7% higher than in July 2025.
If we drill down further into Ladywell, the picture becomes more interesting. According to Rightmove’s Land Registry-based data, the average sold price in Ladywell over the latest 12-month period is approximately £645,000.
But that average conceals a very large difference between property types. Rightmove currently records average Ladywell sold prices of approximately: Flats: £415,641; Terraced houses: £822,111; and Semi-detached houses: £956,686
On Rightmove’s measure, the overall Ladywell average is 16% higher than the preceding 12-month period and only around 1% below its 2023 peak.
There is an important caveat. Different property portals define their geographical boundaries differently. Zoopla, for example, currently reports a lower Ladywell 12-month average of £563,327, with terraced houses averaging £788,921 and flats £390,531.
Looking at individual transactions gives a much better indication of the range of the market. A five-bedroom house at 131 Algernon Road sold for £1,237,500 in September 2025.
A four-bedroom house at 31 Ellerdale Street sold for £850,000 in April 2026, while a three-bedroom house at 47 Shell Road achieved £750,000 that month.
There can also be substantial variations even within individual roads. Condition, size, plot, exact position, configuration and the individual characteristics of a property all matter.
The official borough-wide figures provide another useful insight. In Lewisham, the average value of both terraced and semi-detached homes increased by 2.7% in the year to July 2026, while average flat and maisonette prices were broadly unchanged.
The evidence suggests that Ladywell has been relatively resilient, but I would be cautious about drawing too much from a single headline percentage.
Ladywell is a comparatively small market. A relatively small number of expensive houses selling in one period can materially change an average. The most useful conclusion from the 2026 figures is probably that there isn’t really a single “Ladywell property market”.
Rents across London were up 2.0% over the quarter and 2.9% compared with a year earlier, with Rightmove’s Q2 2026 Rental Price Tracker recording a new London asking-rent high of £2,791 per month.
According to the latest Office for National Statistics figures, the average private rent across Lewisham was £1,829 per month in August 2026, up from £1,793 a year earlier — an annual increase of 2.0%.
Across Lewisham, average monthly rents were £1,457 for a one-bedroom property, £1,789 for two bedrooms, £2,057 for three bedrooms and £2,714 for homes with four or more bedrooms. In Ladywell, some of the asking rents are higher than the borough averages. At the time of writing, Rightmove includes a one-bedroom garden flat on Chudleigh Road at £1,950 per month.
Sources: UK House Price Index/HM Land Registry, Office for National Statistics, Rightmove and Zoopla. Figures checked September 2026.
Office for National Statistics, Private rent and house prices, September 2026; Rightmove Rental Price Tracker Q2 2026 and Rightmove rental listings, checked September 2026.