Grove Park · Lewisham · Lewisham East constituency · 51.42969, 0.02019

SE12 0ED— Grove Park, Lewisham

Location and area intelligence for SE12 0ED, Grove Park, Lewisham

Urban convenience personified

 

Schools 100%Safety 13/100Transport 55/100

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
45
Safety
13
Schools
90
Transport
55
Environment
74
Investment
66

The bottom line

SE12 0ED offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

SE12 0ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-14.5% vs London avg
vs London crime+582.0% vs London avg

Deep-dive guides for SE12 0ED

🛡️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 high crime

“Urban convenience personified”

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How SE12 0ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Haberdashers' Knights Primary

Good · Inspected Dec 2023 · 5 min walk

KS2: 103.3

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 4 min walk

P8: +0.20A8: 47.1

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 82 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

443.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1340.4%

+484% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other33%
Violence & sexual offences21%
Anti-social behaviour15%
Vehicle crime7%
Drug offences7%
Theft6%
Robbery6%
Burglary4%

Road safety

76

Road safety score

12

Accidents (5yr)

3

KSI (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bromley Fire Station · 2.5km

Crime is +582% above London average

Property

Prices, sales volume and market trends

Avg floor area95.4 m²

EPC breakdown

B
1%
C
10%
D
2%

Based on 13 properties · Confidence: medium

Street mix

Terraced 81%Detached 19%

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 yield858 kWh/kWp/yr
Rebuild cost estimate£238,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2024 · CAGR

+4.3%

Total change

+144%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.1%

per year

Acceleration

-50.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 32 sales

Property Type Mix

Total: 32 sales

Detached18.8%
Terraced81.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£225k£225k+0%5.5
Pre-crash peak2005–2007£250k£248k-1%1.7
GFC & correction2009–2010£315k£240k-23.8%1
Help-to-Buy recovery2013–2016£250k£475k+90%1.7
Brexit uncertainty2017–2019£449k£525k+17%2
Pandemic surge2020–2020£428k£428k+0%2
Rate-rise correction2022–2022£605k£605k+0%2
Current market2024–2024£550k£550k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.1%
District
4.1%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Grove Park

Nearby stations

Grove ParkNational Rail
2 min walk
Beckenham Junction Tram StopTram
48 min walk
Lewisham DLR StationDLR
56 min walk
Beckenham Road Tram StopTram
62 min walk
Elverson Road DLR StationDLR
63 min walk
No bus stops within 400m

22

Walkability score

127

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria60 min ↑
Waterloo48 min ↑
Canary Wharf54 min ↑
City48 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

20

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)128
Nearest car park80m
Santander docks (800m)0
Nearest cycle dock4.5 km

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: 17.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.3 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 28%
More green space than 82% of London

Nearest SSSI: Elmstead Pit SSSI — 2.2 km

Energy

Solar: 858 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield858.2 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ASHDOWN MEDICAL GROUP

7-9 MOORSIDE ROAD, DOWNHAM, BR1 5EP

10 min walk

3

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 640 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

431

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Downham Tavern (562 m)

Nearest supermarketCostcutter · 792 m
6 tennis courts

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)

1.9km

Post office

Nearby shops

Sainsbury's Local232 m
Tesco Express336 m
NSS Food & Wine1.1 km
Andrew's1.1 km

Nearby cafes

Chinbrook Cafe768 m
Chai1.0 km

Nearby restaurants

Farmhouse Pizza Takeaway529 m
Something Fishy542 m
Radhuny743 m
Eddy's Fish Bar752 m

Nearby pubs

Downham Tavern562 m

Nearby gyms

Anytime Fitness236 m
Downham Health & Leisure Centre699 m
Downham Leisure Centre720 m
Bannatyne's Health Club903 m

Nearby health

Baring Road Medical Centre640 m
Ashdown Medical Group677 m
HB Dental Practice1.0 km
Food hygiene (5-star)54% of 41

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

66

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,425London avg: £1,950/mo
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

22.2

Price growth score

E
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,883m
Crossrail 2 route13,495m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,359 nationally

1,689

Est. population

30,000/km²

60%

Employed

34%

Degree educated

£35,900

Median income

8.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

41

Community stability

Age profile

27%
18%
25%
19%
Under 1827%
18–3418%
35–4925%
50–6419%
65+11%

Tenure

15%
23%
25%
37%
Own outright15%
Own (mortgage)23%
Private rent25%
Social rent37%
Shared ownership0%
Rent free0%

Ethnicity

38%
15%
26%
White British38%
White Other15%
Asian9%
Black26%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine26%
No car household44%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent37%
Private rent25%

vs. London

Income vs London-14.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
100%
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)
12
Largest scheme
68 homes · LAND NORTH OF GROVE PARK RAILWAY STATION, LAND NORTH OF GROVE PARK RAILWAY STATION, AMBLECOTE MEADOWS, AMBLECOTE ROAD (2), SE12
Pipeline pressure
NONE

Named schemes (500m)

LAND NORTH OF GROVE PARK RAILWAY STATION, LAND NORTH OF GROVE PARK RAILWAY STATION, AMBLECOTE MEADOWS, AMBLECOTE ROAD (2), SE1268 homes
completed
LAND ADJOINING ST. JOSEPHS CONVENT, 122, LAND ADJOINING ST. JOSEPHS CONVENT, 122, SOMERTREES AVENUE, LE MAY AVENUE (1), SE1230 homes
completed
LAND SOUTH WEST OF GROVE PARK STATION, INCL. 305, LAND SOUTH WEST OF GROVE PARK STATION, INCL. 305, BARING ROAD, SE1220 homes
completed
LAND AT REAR OF, 386-396 AND AT 398, LAND AT REAR OF, 386-396 AND AT 398, BARING ROAD, SE1214 homes
completed
371, 371, BARING ROAD, SE1212 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.6%
Election year
2022
MP
Janet Daby (Labour)
MP majority
18,073
Constituency
Lewisham East

Councillors

Suzannah ClarkeLabour
Hilary Clare MooreLabour
Mark David JacksonLabour

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Key facts for SE12 0ED

Full postcodeSE12 0ED
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.429692
Longitude0.020192
Parliamentary constituencyLewisham East
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