Grove Park · Lewisham · Lewisham East constituency · 51.43888, 0.02268

SE12 9HE— Grove Park, Lewisham

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

The family fortress

 

Schools 100%Safety 85/100Transport 39/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
63
Safety
85
Schools
60
Transport
39
Environment
74
Investment
30

The bottom line

SE12 9HE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE12 9HE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+2.1% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for SE12 9HE

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE12 9HE 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 · 3 min walk

KS2: 106.7

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 16 min walk

P8: +0.20A8: 47.1

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 70 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.3 incidents per 1,000 residents

Better than 74% of London
→ Stable

-52% vs borough

Crime by type

Vehicle crime27%
Other24%
Anti-social behaviour15%
Burglary15%
Violence & sexual offences12%
Drug offences3%
Theft2%
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 · 2.1km

Crime is 44% below 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£6,150/m²
Price per ft²£571/ft²
Avg floor area113 m²

EPC breakdown

D
7%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 100%

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£282,500
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, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.5%

Total change

+662%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.3%

per year

Acceleration

+14.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£91k£185k+102.7%1.2
Post-dot-com plateau2002–2002£245k£245k+0%1
Pre-crash peak2007–2007£335k£335k+0%1
Help-to-Buy recovery2013–2013£377k£377k+0%1
Pandemic surge2021–2021£485k£485k+0%1
Current market2024–2024£695k£695k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
11 min walk
Lewisham DLR StationDLR
47 min walk
Elverson Road DLR StationDLR
54 min walk
Beckenham Junction Tram StopTram
58 min walk
Honor Oak Park Rail StationSouthern · Windrush
61 min walk
No bus stops within 400m

25

Walkability score

464

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge ★39 min
Victoria62 min ↑
Waterloo49 min ↑
Canary Wharf56 min ↑
City50 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

32

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)14
Nearest car park185m
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 AONB37% green spaceTree canopy: 40%
More green space than 91% of London

Nearest SSSI: Elmstead Pit SSSI — 2.9 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

20 min walk

0

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 446 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

755

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (629 m)

Nearest supermarketCostcutter · 985 m
3 tennis courts2 swimming pools2 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)

2.1km

Post office

Nearby shops

Tesco Express701 m
Sainsbury's Local806 m

Nearby cafes

Café Lokum767 m
Chinbrook Cafe970 m

Nearby restaurants

Brother Garden290 m
MRC Caribbean & European Cuisine & Jerk Centre714 m
Kashi Indian Dining and Bar730 m
Golden Chicken751 m

Nearby pubs

The Crown629 m
The Summerfield749 m

Nearby gyms

Bannatyne's Health Club298 m
Anytime Fitness801 m

Nearby pharmacies

Gokul Chemist704 m

Nearby health

Baring Road Medical Centre446 m
Food hygiene (5-star)62% of 26

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

30

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

4/100

Velocity score

Future outlook

50.2

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,987m
Crossrail 2 route13,172m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,168 nationally

1,625

Est. population

6,701/km²

60%

Employed

48%

Degree educated

£42,900

Median income

3.3%

Claimant rate

Inner cityMedium densityOwner occupiers / families

59

Community stability

Age profile

22%
16%
22%
20%
21%
Under 1822%
18–3416%
35–4922%
50–6420%
65+21%

Tenure

42%
41%
13%
Own outright42%
Own (mortgage)41%
Private rent13%
Social rent4%
Shared ownership1%

Ethnicity

54%
White British54%
White Other11%
Asian11%
Black13%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine16%
No car household20%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent13%
Social rent4%

vs. London

Income vs London+2.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (12 months)
3
Local approval rate
0%
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
65 homes · GROVE PARK HOSPITAL, GROVE PARK HOSPITAL, MARVELS LANE, SE12
Pipeline pressure
NONE

Named schemes (500m)

SOMERTREES, 9-13, SOMERTREES, 9-13, SOMERTREES AVENUE, SE12 0BU40 homes
completed
SITE OF HOLY TRINITY CHURCH, 271, SITE OF HOLY TRINITY CHURCH, 271, BARING ROAD, SE1237 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
253, 253, BURNT ASH HILL, SE12 0QB13 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 9HE

Full postcodeSE12 9HE
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.438884
Longitude0.022684
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