Grove Park · Lewisham · Lewisham East constituency · 51.44428, 0.01619

SE12 0HT— Grove Park, Lewisham

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

The family fortress

 

Schools 100%Safety 83/100Transport 42/100Yield 5.63%

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
59
Safety
83
Schools
60
Transport
42
Environment
70
Investment
54

The bottom line

SE12 0HT offers exceptional schools (100% Good/Outstanding) and low crime at £303,750 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE12 0HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-41.6% vs London avg
vs London income+2.1% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for SE12 0HT

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

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“The family fortress”

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How SE12 0HT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Baring Primary School

Not yet inspected · Inspected Jan 2025 · 2 min walk

KS2: 102.4

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 23 min walk

P8: +0.20A8: 47.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 61 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.9 incidents per 1,000 residents

Better than 60% of London
→ Stable

-30% vs borough

Crime by type

Violence & sexual offences31%
Other23%
Anti-social behaviour15%
Drug offences9%
Vehicle crime9%
Burglary7%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.4km

Crime is 19% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£303,750

Median sale price

Bottom 25% — 42% below London median

£303,750 is 42% below the London median (£520,000)

+0.8%

This year

Flat

Dominant type

Price history

5-year change
-6.0%
Sales (24 months)6
New build0.0%
Avg semi-detached£297,000
Avg flat£307,500
Price per m²£5,105/m²
Price per ft²£474/ft²
Avg floor area64.1 m²

EPC breakdown

C
28%
D
51%
E
10%
F
3%
G
1%

Based on 93 properties · Confidence: high

Street mix

Semi 3%Flat 96%Other 1%

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£2,688
First-time buyerFTB
£0
Additional propertyBTL/2nd
£11,800

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

7.1×

Price-to-income

£1,520/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£160,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1996–2025 · CAGR

+6.4%

Total change

+497%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.0%

per year

Acceleration

+24.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 173 sales

Property Type Mix

Total: 173 sales

Semi-detached3.5%
Flat/maisonette96.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£52k£87k+68.9%7.4
Post-dot-com plateau2001–2004£107k£162k+51.4%8.5
Pre-crash peak2005–2007£139k£184k+32.4%10
GFC & correction2008–2012£208k£178k-14.4%3.4
Help-to-Buy recovery2013–2016£238k£348k+46%5.2
Brexit uncertainty2017–2019£330k£324k-1.8%4.3
Pandemic surge2020–2021£263k£323k+22.9%2.5
Rate-rise correction2022–2023£355k£327k-8%3.5
Current market2024–2025£280k£308k+10%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.4%
District
6.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Lee

Nearby stations

LeeNational Rail
8 min walk
Lewisham DLR StationDLR
38 min walk
Elverson Road DLR StationDLR
45 min walk
Deptford Bridge DLR StationDLR
53 min walk
Greenwich DLR StationDLR
54 min walk
No bus stops within 400m

32

Walkability score

312

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge ★32 min
Victoria56 min ↑
Waterloo41 min ↑
Canary Wharf50 min ↑
City45 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

29

Car parks (800m)

0

EV chargers (800m)

Nearest car park147m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Bestway Car Park
711m

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: 19.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 91% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 10%
More green space than 78% of London

Nearest SSSI: Elmstead Pit SSSI — 3.6 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

SEVENFIELDS PCN GPEA

GOLDSMITHS COMMUNITY CENTRE, CASTILLON ROAD, SE6 1QD

17 min walk

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 1.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

597

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketCostcutter · 1.7 km
3 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
866 licensed premises in borough229 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Londis755 m
Lee Off License761 m

Nearby cafes

Café Lokum120 m
The Kitchen558 m
Lee Cafe767 m

Nearby restaurants

Golden Chicken127 m
Kashi Indian Dining and Bar153 m
MRC Caribbean & European Cuisine & Jerk Centre172 m
Favourable461 m

Nearby pubs

The Crown136 m
The Summerfield137 m
Bar Lucianos749 m
The Lord Northbrook787 m

Nearby gyms

Lite Up599 m
Colfe's Leisure Centre619 m
Old Colfeians Sports Ground986 m

Nearby pharmacies

Gokul Chemist128 m

Nearby health

Baring Road Medical Centre1.0 km
Food hygiene (5-star)57% 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

54

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
5.6% (good)London avg: 3.8%Strong yield — top 14% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

41.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,482m
Crossrail 2 route12,494m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,978 nationally

1,853

Est. population

13,742/km²

64%

Employed

47%

Degree educated

£42,900

Median income

5.7%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

26%
22%
26%
16%
Under 1826%
18–3422%
35–4926%
50–6416%
65+12%

Tenure

17%
34%
24%
23%
Own outright17%
Own (mortgage)34%
Private rent24%
Social rent23%
Shared ownership3%

Ethnicity

38%
13%
24%
White British38%
White Other13%
Asian10%
Black24%
Mixed11%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine17%
No car household37%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Private rent24%
Social rent23%

vs. London

Income vs London+2.1%
Price vs London-41.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
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)
3
Largest scheme
123 homes · FORMER NISSAN DEPOT, FORMER NISSAN DEPOT, ST MILDREDS ROAD, SE12
Pipeline pressure
NONE

Named schemes (500m)

FORMER NISSAN DEPOT, FORMER NISSAN DEPOT, ST MILDREDS ROAD, SE12123 homes
completed
FORMER UNITED DAIRIES DEPOT, 2, FORMER UNITED DAIRIES DEPOT, 2, BARING ROAD, SE12 0PP75 homes
completed
SITE OF, 99 & R/O 97,101,103, SITE OF, 99 & R/O 97,101,103, BURNT ASH HILL, SE1216 homes
completed
144, 144, BURNT ASH HILL, SE1212 homes
completed
164, 164, BURNT ASH HILL, SE1211 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 (£303,750)

£2,688

Standard buyer

£0

First-time buyer

Save £2,688

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 0HT

Full postcodeSE12 0HT
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.444275
Longitude0.016188
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