Grove Park · Lewisham · Lewisham East constituency · 51.42836, 0.02271

SE12 0EW— Grove Park, Lewisham

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

The practical family move

 

Schools 100%Safety 58/100Transport 48/100

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
53
Safety
58
Schools
90
Transport
48
Environment
73
Investment
62

The bottom line

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

Less suited to Families.

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Location

SE12 0EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

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

Deep-dive guides for SE12 0EW

🛡️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

“The practical family move”

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How SE12 0EW 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 · 8 min walk

KS2: 103.3

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 6 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

Pound Park Nursery School

Not inspected · 83 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bromley Fire Station · 2.4km

Crime is +151% above London average

Property

Prices, sales volume and market trends

Avg floor area66.1 m²

EPC breakdown

C
16%
D
7%
E
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 13%Flat 87%

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£165,250
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
Roof(another dwelling above)
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

1998–2023 · CAGR

+7.6%

Total change

+523%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.2%

per year

Acceleration

-13.80

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached13.6%
Flat/maisonette86.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£53k£61k+16%1.5
Post-dot-com plateau2001–2004£95k£122k+29.1%1
Pre-crash peak2005–2005£145k£145k+0%7
GFC & correction2010–2011£161k£158k-1.9%1.5
Help-to-Buy recovery2015–2015£258k£258k+0%2
Brexit uncertainty2019–2019£270k£270k+0%1
Pandemic surge2021–2021£250k£250k+0%1
Rate-rise correction2022–2023£305k£330k+8.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
9.4%
District
9.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
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
4 min walk
Beckenham Junction Tram StopTram
49 min walk
Lewisham DLR StationDLR
59 min walk
Beckenham Road Tram StopTram
63 min walk
Elverson Road DLR StationDLR
66 min walk
No bus stops within 400m

22

Walkability score

102

Footpaths (500m)

0

Santander docks (800m)

4.6 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)14
Nearest car park58m
Santander docks (800m)0
Nearest cycle dock4.6 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: 10.5 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 13%
More green space than 81% 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

14 min walk

2

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 818 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

264

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Downham Tavern (679 m)

No restaurants within 800m — nearest: Something Fishy (640 m)

Nearest supermarketCostcutter · 694 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

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Sainsbury's Local391 m
Tesco Express494 m
NSS Food & Wine929 m
Andrew's936 m

Nearby cafes

Chinbrook Cafe674 m
Chai924 m

Nearby restaurants

Something Fishy640 m
Radhuny655 m
Eddy's Fish Bar661 m
Farmhouse Pizza Takeaway667 m

Nearby pubs

Downham Tavern679 m

Nearby gyms

Anytime Fitness398 m
Bannatyne's Health Club986 m

Nearby health

Ashdown Medical Group757 m
Baring Road Medical Centre818 m
HB Dental Practice864 m
Food hygiene (5-star)47% of 32

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

62

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 score12/100
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

23.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,067m
Crossrail 2 route13,719m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
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
FORMER CHINBROOK MEADOWS NURSERY SITE, FORMER CHINBROOK MEADOWS NURSERY SITE, AMBLECOTE ROAD, SE1214 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 0EW

Full postcodeSE12 0EW
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.428362
Longitude0.022708
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