Grove Park · Lewisham · Lewisham East constituency · 51.42751, 0.02166

SE12 0EQ— Grove Park, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 58/100Transport 47/100Yield 3.52%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
58
Schools
60
Transport
47
Environment
74
Investment
47

The bottom line

SE12 0EQ offers exceptional schools (100% Good/Outstanding) at £486,000 median — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

SE12 0EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London avg price-6.5% vs London avg
vs London income-16.2% vs London avg
vs London crime+151.0% vs London avg

Deep-dive guides for SE12 0EQ

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“High-connectivity investment target”

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How SE12 0EQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Launcelot Primary School and Nursery

Not yet inspected · 6 min walk

KS2: 103.0

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 5 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 · 85 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

163.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 8866.7%

+115% vs borough

Crime by type

Other36%
Violence & sexual offences23%
Anti-social behaviour14%
Vehicle crime12%
Drug offences7%
Burglary5%
Robbery3%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bromley Fire Station · 2.3km

Crime is +151% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£486,000

Median sale price

7% below London median

£486,000 is 7% below the London median (£520,000)

+4.8%

This year

Semi-detached

Dominant type

Price history

Sales (24 months)5
New build0.0%
Avg semi-detached£470,000
Avg terraced£508,000
Price per m²£5,548/m²
Price per ft²£515/ft²
Avg floor area89.3 m²

EPC breakdown

C
2%
D
8%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 54%Terraced 46%

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

Stamp duty

Standard buyer£11,800
First-time buyerFTB
£3,050
Additional propertyBTL/2nd
£26,380

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.8×

Price-to-income

£2,431/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£223,250
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, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+678%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.9%

per year

Acceleration

-35.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached56%
Terraced44%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£105k+68%1.2
Post-dot-com plateau2001–2002£117k£125k+6.8%1.5
Pre-crash peak2005–2006£184k£195k+6.3%2.5
GFC & correction2011–2011£230k£230k+0%1
Help-to-Buy recovery2015–2015£286k£286k+0%2
Rate-rise correction2022–2023£458k£384k-16.2%2
Current market2024–2025£506k£486k-3.9%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
6.6%
District
6.6%
Terraced+0% α
Local
5.2%
District
5.2%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing3
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Grove ParkNational Rail
5 min walk
Beckenham Junction Tram StopTram
48 min walk
Lewisham DLR StationDLR
60 min walk
Beckenham Road Tram StopTram
62 min walk
Sydenham Rail StationWindrush · Southern
66 min walk
No bus stops within 400m

17

Walkability score

67

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

Central London commute times

London Bridge ★38 min
Victoria55 min ↑
Waterloo49 min ↑
Canary Wharf57 min ↑
City49 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

15

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)114
Nearest car park34m
Santander docks (800m)0
Nearest cycle dock4.7 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.5 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 40%
More green space than 84% of London

Nearest SSSI: Elmstead Pit SSSI — 2.0 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

LINKS MEDICAL PRACTICE

BROOK LANE SURGERY, 27 BROOK LANE, BR1 4PX

12 min walk

3

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 894 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

179

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Downham Tavern (596 m)

No restaurants within 800m — nearest: Something Fishy (551 m)

Nearest supermarketCostcutter · 808 m
3 tennis courts

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)

1.7km

Post office

Nearby shops

Sainsbury's Local470 m
Tesco Express576 m
NSS Food & Wine820 m
Andrew's827 m

Nearby cafes

Chinbrook Cafe788 m
Chai816 m

Nearby restaurants

Something Fishy551 m
Farmhouse Pizza Takeaway594 m
Radhuny771 m
Eddy's Fish Bar776 m

Nearby pubs

Downham Tavern596 m

Nearby gyms

Anytime Fitness476 m
Downham Health & Leisure Centre702 m
Downham Leisure Centre722 m
Bannatyne's Health Club1.1 km

Nearby health

Ashdown Medical Group658 m
HB Dental Practice760 m
Baring Road Medical Centre894 m
Links Medical Practice973 m
Food hygiene (5-star)49% of 35

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

47

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

41.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,001m
Crossrail 2 route13,699m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,190 nationally

1,646

Est. population

8,238/km²

66%

Employed

43%

Degree educated

£35,200

Median income

8.2%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

38

Community stability

Age profile

27%
26%
23%
17%
Under 1827%
18–3426%
35–4923%
50–6417%
65+7%

Tenure

29%
33%
26%
Own outright10%
Own (mortgage)29%
Private rent33%
Social rent26%
Shared ownership3%

Ethnicity

36%
15%
27%
White British36%
White Other15%
Asian8%
Black28%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine23%
No car household45%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Private rent33%
Social rent26%

vs. London

Income vs London-16.2%
Price vs London-6.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
10
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)
9
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 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
FORMER COMMUNITY CENTRE, FORMER COMMUNITY CENTRE, WYDEVILLE MANOR ROAD, SE129 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£486,000)

£11,800

Standard buyer

£3,050

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE12 0EQ

Full postcodeSE12 0EQ
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.427508
Longitude0.021664
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