Grove Park · Lewisham · Lewisham East constituency · 51.44303, 0.02055

SE12 9ET— Grove Park, Lewisham

Location and area intelligence for SE12 9ET, Grove Park, Lewisham

The family fortress

 

Schools 100%Safety 87/100Transport 31/100

Best for: Families

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Car-dependent area — limited public transport

Liveability
57
Safety
87
Schools
60
Transport
31
Environment
70
Investment
48

The bottom line

SE12 9ET 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 9ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+2.1% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for SE12 9ET

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE12 9ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Horn Park Primary School

Not yet inspected · Inspected Jan 2025 · 4 min walk

KS2: 104.3

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 21 min walk

P8: +0.20A8: 47.1

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 64 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.9 incidents per 1,000 residents

Better than 79% of London
→ Stable

-61% vs borough

Crime by type

Violence & sexual offences40%
Other17%
Anti-social behaviour15%
Vehicle crime13%
Burglary8%
Drug offences6%
Theft2%
Robbery0%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.6km

Crime is 54% below London average

Property

Prices, sales volume and market trends

Avg floor area134.3 m²

EPC breakdown

C
3%
D
10%
E
1%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 42%Terraced 50%Detached 8%

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£335,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1997–2023 · CAGR

+5.4%

Total change

+294%

Market Activity

Price Velocity & Acceleration

Current Velocity

+51.3%

per year

Acceleration

+94.32

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 26 sales

Property Type Mix

Total: 26 sales

Detached7.7%
Semi-detached42.3%
Terraced50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£175k£93k-47.1%1.7
Post-dot-com plateau2001–2004£215k£330k+53.5%1.5
Pre-crash peak2006–2007£420k£235k-44%2
GFC & correction2010–2010£710k£710k+0%2
Help-to-Buy recovery2014–2016£368k£409k+11.1%1
Brexit uncertainty2017–2019£690k£413k-40.2%1
Pandemic surge2020–2021£800k£456k-43%2
Rate-rise correction2023–2023£690k£690k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
14.7%
District
14.7%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Lee

Nearby stations

LeeNational Rail
11 min walk
Lewisham DLR StationDLR
42 min walk
Elverson Road DLR StationDLR
49 min walk
Greenwich DLR StationDLR
57 min walk
Deptford Bridge DLR StationDLR
57 min walk
No bus stops within 400m

24

Walkability score

305

Footpaths (500m)

0

Santander docks (800m)

3.7 km

Nearest cycle dock

Central London commute times

London Bridge ★45 min
Victoria68 min ↑
Waterloo51 min ↑
Canary Wharf60 min ↑
City55 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

37

Car parks (800m)

0

EV chargers (800m)

Nearest car park101m
Santander docks (800m)0
Nearest cycle dock3.7 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: 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: 9.3 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 43%
More green space than 80% of London

Nearest SSSI: Elmstead Pit SSSI — 3.4 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

OAKVIEW FAMILY PRACTICE

190 SHROFFOLD ROAD, BR1 5NJ

22 min walk

0

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 850 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

752

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

Nearest supermarketCostcutter · 1.5 km
6 tennis courts2 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

1

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

Tesco Express1.2 km

Nearby cafes

Café Lokum409 m
The Kitchen831 m

Nearby restaurants

MRC Caribbean & European Cuisine & Jerk Centre400 m
Kashi Indian Dining and Bar401 m
Golden Chicken402 m
Brother Garden585 m

Nearby pubs

The Crown198 m
The Summerfield406 m
Bar Lucianos1.0 km

Nearby gyms

Colfe's Leisure Centre717 m
Bannatyne's Health Club761 m
Lite Up869 m
Old Colfeians Sports Ground1.1 km

Nearby pharmacies

Gokul Chemist362 m

Nearby health

Baring Road Medical Centre850 m
Food hygiene (5-star)61% of 28

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

E

High street health

Investment

Investment grade, yield and market outlook

48

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
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

18.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,806m
Crossrail 2 route12,827m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,486 nationally

1,604

Est. population

9,464/km²

62%

Employed

42%

Degree educated

£42,900

Median income

5.4%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

23%
19%
24%
20%
14%
Under 1823%
18–3419%
35–4924%
50–6420%
65+14%

Tenure

24%
29%
16%
30%
Own outright24%
Own (mortgage)29%
Private rent16%
Social rent30%
Shared ownership1%
Rent free0%

Ethnicity

44%
22%
White British44%
White Other12%
Asian9%
Black22%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine19%
No car household31%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Social rent30%
Private rent16%

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)
3
Largest scheme
75 homes · FORMER UNITED DAIRIES DEPOT, 2, FORMER UNITED DAIRIES DEPOT, 2, BARING ROAD, SE12 0PP
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 1-2 & 38-47A, LAND AT, 1-2 & 38-47A, SIMNEL ROAD, SE1240 homes
completed
Former 'Tegal Elderley Peoples' Home, 11, Former 'Tegal Elderley Peoples' Home, 11, Simnel Road, Lee, SE12 9BE21 homes
completed
SITE OF, 99 & R/O 97,101,103, SITE OF, 99 & R/O 97,101,103, BURNT ASH HILL, SE1216 homes
completed
LAND BOUNDED BY, 58-70, LAND BOUNDED BY, 58-70, WINN ROAD, EXFORD ROAD (43-61) GUIBAL ROAD (83-109), SE1213 homes
completed
SITE OF FORMER PETROL STATION, 155, SITE OF FORMER PETROL STATION, 155, BURNT ASH HILL, 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 9ET

Full postcodeSE12 9ET
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.443031
Longitude0.020550
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