Grove Park · Lewisham · Lewisham East constituency · 51.44064, 0.02614

SE12 9ND— Grove Park, Lewisham

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

The family fortress

 

Schools 100%Safety 85/100Transport 32/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
62
Safety
85
Schools
60
Transport
32
Environment
80
Investment
34

The bottom line

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

Less suited to Car-free commuters.

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Location

SE12 9ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE12 9ND

🛡️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 9ND 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 · 5 min walk

KS2: 104.3

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 19 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

Pound Park Nursery School

Not inspected · 66 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 2.0km

Crime is 44% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,511/m²
Price per ft²£605/ft²
Avg floor area93.3 m²

EPC breakdown

D
13%
E
6%

Based on 19 properties · Confidence: medium

Street mix

Semi 88%Terraced 8%Detached 5%

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£233,250
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, 100 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

1995–2025 · CAGR

+7.6%

Total change

+799%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.3%

per year

Acceleration

-10.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 40 sales

Property Type Mix

Total: 40 sales

Detached5%
Semi-detached87.5%
Terraced7.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£60k£110k+84.9%1.2
Post-dot-com plateau2001–2004£143k£225k+57.9%3
Pre-crash peak2005–2007£234k£280k+19.7%2
GFC & correction2010–2012£375k£300k-20%1
Help-to-Buy recovery2013–2015£340k£380k+11.8%1
Brexit uncertainty2018–2018£540k£540k+0%1
Pandemic surge2021–2021£515k£515k+0%2
Rate-rise correction2023–2023£620k£620k+0%3
Current market2024–2025£610k£535k-12.3%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.2%
District
8.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Grove ParkNational Rail
14 min walk
Lewisham DLR StationDLR
48 min walk
Elverson Road DLR StationDLR
54 min walk
Beckenham Junction Tram StopTram
62 min walk
Greenwich DLR StationDLR
63 min walk
No bus stops within 400m

27

Walkability score

295

Footpaths (500m)

0

Santander docks (800m)

4.0 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)14
Nearest car park359m
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 AONB56% green spaceTree canopy: 52%
More green space than 97% 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

ICO HEALTH GROUP

MOORSIDE CLINIC, 7-9 MOORSIDE ROAD, BR1 5EP

24 min walk

0

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 745 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

714

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (666 m)

Nearest supermarketCostcutter · 1.0 km
4 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)

2.0km

Post office

Nearby shops

Tesco Express956 m
Sainsbury's Local1.1 km

Nearby cafes

Chinbrook Cafe1.0 km

Nearby restaurants

Brother Garden136 m
The King Neptune735 m
Radhuny1.0 km
Eddy's Fish Bar1.0 km

Nearby pubs

The Crown666 m

Nearby gyms

Bannatyne's Health Club404 m
Anytime Fitness1.1 km

Nearby health

Baring Road Medical Centre745 m
Food hygiene (5-star)50% of 22

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

34

Investment score

Weak

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

Low gross yield (2.9%) 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
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

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

48.4

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,213m
Crossrail 2 route13,294m

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)
6
Planning apps (3 years)
1
Local approval rate
17%
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
65 homes · GROVE PARK HOSPITAL, GROVE PARK HOSPITAL, MARVELS LANE, SE12
Pipeline pressure
NONE

Named schemes (500m)

LAND BOUNDED BY, 58-70, LAND BOUNDED BY, 58-70, WINN ROAD, EXFORD ROAD (43-61) GUIBAL ROAD (83-109), SE1213 homes
completed
Land adjoining Horn Park Primary School, Land adjoining Horn Park Primary School, Alnwick Road, SE126 homes
completed
68, 68, Baring Road, SE12 0PS2 homes
completed
69, 69, Jevington Way, SE122 homes
completed
54 SENLAC ROAD, LONDON, SE12 9NB2 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 9ND

Full postcodeSE12 9ND
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.440641
Longitude0.026143
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