Grove Park · Lewisham · Lewisham East constituency · 51.44751, 0.02165

SE12 9LF— Grove Park, Lewisham

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

London's quiet achiever

 

Safety 87/100Transport 35/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
49
Safety
87
Schools
—
Transport
35
Environment
72
Investment
35

The bottom line

SE12 9LF offers low crime — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

SE12 9LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for SE12 9LF

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

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Postcode Personality

🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How SE12 9LF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Horn Park Primary School

Not yet inspected · Inspected Jan 2025 · 5 min walk

KS2: 104.3

—

Secondary

Thomas Tallis School

Not yet inspected · 24 min walk

P8: -0.09A8: 46.3

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 58 min walk

3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.2km

Crime is 54% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,829/m²
Price per ft²£449/ft²
Avg floor area104.9 m²

EPC breakdown

C
1%
D
7%
E
4%
F
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 23%Terraced 60%Flat 17%

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£262,250
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, no insulation (assumed)
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

1997–2025 · CAGR

+6.6%

Total change

+498%

Market Activity

Price Velocity & Acceleration

Current Velocity

+120.9%

per year

Acceleration

+182.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £300k–£350k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached23.3%
Terraced60%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£84k£165k+97.6%1.2
Post-dot-com plateau2002–2003£190k£190k+0%3
Pre-crash peak2005–2007£233k£305k+30.9%1
GFC & correction2008–2009£235k£285k+21.3%1
Help-to-Buy recovery2013–2015£291k£450k+54.6%1.7
Brexit uncertainty2017–2019£224k£471k+109.9%1.7
Pandemic surge2020–2020£530k£530k+0%1
Rate-rise correction2022–2022£592k£592k+0%1
Current market2024–2025£226k£499k+120.9%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.1%
District
4.1%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing15
Trend Position40

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
Greenwich DLR StationDLR
52 min walk
Deptford Bridge DLR StationDLR
53 min walk
No bus stops within 400m

17

Walkability score

167

Footpaths (500m)

0

Santander docks (800m)

3.5 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

36

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park210m
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 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.0 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Elmstead Pit SSSI — 3.8 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

LEE ROAD SURGERY

DOCTORS SURGERY, 20 LEE ROAD, SE3 9RT

23 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 1.4 km
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

400

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (500 m)

Nearest supermarketTesco Express · 1.6 km
3 tennis courts2 swimming pools3 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)

1.2km

Post office

Nearby shops

Lee Off License722 m
Londis735 m

Nearby cafes

The Kitchen609 m
Café Lokum642 m
Lee Cafe726 m
Better Coffee Corner873 m

Nearby restaurants

The King Neptune355 m
Favourable565 m
Morley's625 m
Anyi638 m

Nearby pubs

The Crown500 m
The Summerfield661 m
Bar Lucianos715 m
The Lord Northbrook757 m

Nearby gyms

Colfe's Leisure Centre262 m
Old Colfeians Sports Ground618 m
Lite Up628 m
Sutcliffe Park Sports Centre899 m

Nearby pharmacies

Gokul Chemist645 m
Food hygiene (5-star)73% of 11

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

35

Investment score

Weak

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score13/100
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

8/100

Velocity score

Future outlook

31.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,789m
Crossrail 2 route12,679m

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
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)
1
Largest scheme
40 homes · LAND AT, 1-2 & 38-47A, LAND AT, 1-2 & 38-47A, SIMNEL ROAD, SE12
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
3-10, 3-10, SIMNEL ROAD, SE1212 homes
completed
Garages site at, 7-10, Garages site at, 7-10, Gavestone Road, SE126 homes
completed
41-55, 41-55, CORONA ROAD, SE122 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 9LF

Full postcodeSE12 9LF
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.447508
Longitude0.021655
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