Grove Park · Lewisham · Lewisham East constituency · 51.43607, 0.01837

SE12 0UP— Grove Park, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 44/100~13% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
54
Safety
70
Schools
60
Transport
44
Environment
70
Investment
59

The bottom line

SE12 0UP offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE12 0UP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+2.1% vs London avg
vs London crime+104.0% vs London avg

Deep-dive guides for SE12 0UP

🛡️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 Safe

“High-connectivity investment target”

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How SE12 0UP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Cooper's Lane Primary School

Not yet inspected · 2 min walk

KS2: 106.7

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 11 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 · 73 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

132.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+75% vs borough

Crime by type

Other29%
Violence & sexual offences26%
Anti-social behaviour22%
Vehicle crime11%
Burglary6%
Robbery3%
Theft2%
Drug offences1%

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 · 2.3km

Crime is +104% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£1,929/m²
Price per ft²£179/ft²
Avg floor area67.2 m²

EPC breakdown

C
17%
D
14%
E
2%

Based on 33 properties · Confidence: high

Street mix

Flat 98%Other 2%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£168,000
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, 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

1998–2026 · CAGR

+3%

Total change

+131%

Market Activity

Price Velocity & Acceleration

Current Velocity

-51.9%

per year

Acceleration

-50.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 39 sales

Property Type Mix

Total: 39 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£56k£82k+45.8%3.3
Post-dot-com plateau2001–2003£88k£120k+35.8%2.3
Pre-crash peak2005–2007£151k£199k+31.5%3.7
GFC & correction2008–2009£150k£175k+16.7%1
Help-to-Buy recovery2014–2016£170k£290k+70.6%1.3
Brexit uncertainty2018–2019£275k£270k-1.8%2
Current market2026–2026£130k£130k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.3%
District
8.3%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
8 min walk
Lewisham DLR StationDLR
48 min walk
Beckenham Junction Tram StopTram
53 min walk
Elverson Road DLR StationDLR
55 min walk
Honor Oak Park Rail StationSouthern · Windrush
59 min walk
No bus stops within 400m

25

Walkability score

525

Footpaths (500m)

0

Santander docks (800m)

4.0 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

29

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)28
Nearest car park49m
Santander docks (800m)0
Nearest cycle dock4.0 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: 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: 9.7 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 31%
More green space than 77% of London

Nearest SSSI: Elmstead Pit SSSI — 2.8 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

15 min walk

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 103 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

613

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (847 m)

No restaurants within 800m — nearest: Brother Garden (695 m)

Nearest supermarketCostcutter · 1.0 km
4 tennis courts1 swimming pools4 sports halls

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)

1.5km

Post office

Nearby shops

Tesco Express420 m
Sainsbury's Local519 m
Budgens703 m

Nearby cafes

Café Lokum883 m

Nearby restaurants

Brother Garden695 m
Subway703 m
MRC Caribbean & European Cuisine & Jerk Centre809 m
Kashi Indian Dining and Bar832 m

Nearby pubs

The Crown847 m
The Summerfield857 m
Downham Tavern1.0 km

Nearby gyms

Anytime Fitness511 m
Bannatyne's Health Club524 m

Nearby pharmacies

Gokul Chemist826 m

Nearby health

Baring Road Medical Centre103 m
Food hygiene (5-star)53% of 38

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

59

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
Gross yield
13.2% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

31.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,709m
Crossrail 2 route13,053m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,599 nationally

1,801

Est. population

9,850/km²

60%

Employed

37%

Degree educated

£42,900

Median income

6.1%

Claimant rate

Inner cityHigh densityEstablished mixed

42

Community stability

Age profile

26%
19%
24%
19%
Under 1826%
18–3419%
35–4924%
50–6419%
65+12%

Tenure

17%
23%
25%
34%
Own outright17%
Own (mortgage)23%
Private rent25%
Social rent34%
Shared ownership0%
Rent free0%

Ethnicity

43%
14%
21%
White British43%
White Other14%
Asian10%
Black22%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine23%
No car household38%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent34%
Private rent25%

vs. London

Income vs London+2.1%

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)
10
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)

SITE OF HOLY TRINITY CHURCH, 271, SITE OF HOLY TRINITY CHURCH, 271, BARING ROAD, SE1237 homes
completed
332, 332, Baring Road, SE12 0DU9 homes
completed
GILLAN COURT, 267 BARING ROAD, LONDON, SE12 0DA, Gillan Court (267)9 homes
completed
241, 241, Baring Road, SE12 0BE5 homes
completed
210, 210, Burnt Ash Hill, SE12 0QE3 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 0UP

Full postcodeSE12 0UP
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.436072
Longitude0.018373
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