Grove Park · Lewisham · Lewisham East constituency · 51.44482, 0.01810

SE12 9LB— Grove Park, Lewisham

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

The family fortress

 

Schools 100%Safety 87/100Transport 42/100

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
61
Safety
87
Schools
60
Transport
42
Environment
70
Investment
48

The bottom line

SE12 9LB 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 9LB

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 9LB

🛡️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 9LB 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 · 3 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 9 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

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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.4km

Crime is 54% below London average

Property

Prices, sales volume and market trends

Avg floor area112.2 m²

EPC breakdown

C
2%
D
8%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Semi 65%Terraced 29%Detached 3%Flat 3%

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£280,500
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, 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

1995–2024 · CAGR

+6.7%

Total change

+557%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.9%

per year

Acceleration

-12.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 31 sales

Property Type Mix

Total: 31 sales

Detached3.2%
Semi-detached64.5%
Terraced29%
Flat/maisonette3.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£88k£138k+57.1%2.8
Post-dot-com plateau2001–2004£180k£288k+59.7%1
Pre-crash peak2005–2005£295k£295k+0%4
GFC & correction2009–2012£235k£325k+38.4%1.2
Help-to-Buy recovery2013–2014£449k£455k+1.4%1.5
Brexit uncertainty2017–2019£630k£570k-9.5%1
Pandemic surge2021–2021£740k£740k+0%1
Rate-rise correction2023–2023£700k£700k+0%1
Current market2024–2024£575k£575k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
9.8%
District
9.8%

CAGR over 17yr 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 2

Poor

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

Nearby stations

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

28

Walkability score

252

Footpaths (500m)

0

Santander docks (800m)

3.5 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

34

Car parks (800m)

0

EV chargers (800m)

Nearest car park116m
Santander docks (800m)0
Nearest cycle dock3.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 9.0 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 19%
More green space than 79% 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

19 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 · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

658

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketCostcutter · 1.7 km
3 tennis courts1 swimming pools4 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)

1.4km

Post office

Nearby shops

Londis760 m
Lee Off License761 m

Nearby cafes

Café Lokum265 m
The Kitchen570 m
Lee Cafe766 m

Nearby restaurants

Golden Chicken270 m
Kashi Indian Dining and Bar291 m
MRC Caribbean & European Cuisine & Jerk Centre306 m
Favourable480 m

Nearby pubs

The Crown128 m
The Summerfield280 m
Bar Lucianos749 m
The Lord Northbrook791 m

Nearby gyms

Colfe's Leisure Centre524 m
Lite Up608 m
Old Colfeians Sports Ground904 m
Bannatyne's Health Club1.0 km

Nearby pharmacies

Gokul Chemist258 m

Nearby health

Baring Road Medical Centre1.0 km
Food hygiene (5-star)56% of 34

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 score15/100
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

24.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,602m
Crossrail 2 route12,585m

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
123 homes · FORMER NISSAN DEPOT, FORMER NISSAN DEPOT, ST MILDREDS ROAD, SE12
Pipeline pressure
NONE

Named schemes (500m)

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
SITE OF FORMER PETROL STATION, 155, SITE OF FORMER PETROL STATION, 155, 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

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Key facts for SE12 9LB

Full postcodeSE12 9LB
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.444818
Longitude0.018097
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