Grove Park · Lewisham · Lewisham East constituency · 51.43466, 0.02486

SE12 9PB— Grove Park, Lewisham

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

The family fortress

 

Schools 100%Safety 76/100Transport 45/100

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
76
Schools
60
Transport
45
Environment
81
Investment
58

The bottom line

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

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Location

SE12 9PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-16.2% vs London avg
vs London crime+43.0% vs London avg

Deep-dive guides for SE12 9PB

🛡️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 9PB 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 · 5 min walk

KS2: 106.7

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 12 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 · 74 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.1 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

+23% vs borough

Crime by type

Violence & sexual offences30%
Other28%
Vehicle crime16%
Anti-social behaviour10%
Burglary6%
Drug offences4%
Theft4%
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 · 2.6km

Crime is +43% above London average

Property

Prices, sales volume and market trends

Avg floor area95.8 m²

EPC breakdown

D
2%
E
4%

Based on 6 properties · Confidence: low

Street mix

Semi 35%Terraced 65%

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£239,500
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, 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

1998–2020 · CAGR

+5.8%

Total change

+247%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.9%

per year

Acceleration

-11.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached35.3%
Terraced64.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£122k£122k+0%2
Post-dot-com plateau2002–2004£213k£250k+17.6%1.3
Pre-crash peak2006–2007£243k£294k+21%1
GFC & correction2008–2012£250k£308k+23.2%1.3
Help-to-Buy recovery2014–2016£365k£400k+9.6%1
Brexit uncertainty2018–2018£436k£436k+0%1
Pandemic surge2020–2020£424k£424k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
6 min walk
Lewisham DLR StationDLR
53 min walk
Beckenham Junction Tram StopTram
56 min walk
Elverson Road DLR StationDLR
60 min walk
Honor Oak Park Rail StationSouthern · Windrush
65 min walk
No bus stops within 400m

35

Walkability score

360

Footpaths (500m)

0

Santander docks (800m)

4.3 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)

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Parking & EV

Car parks, spaces and charging points

25

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)28
Nearest car park83m
Santander docks (800m)0
Nearest cycle dock4.3 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: 10.1 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 22%
More green space than 98% of London

Nearest SSSI: Elmstead Pit SSSI — 2.4 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

ASHDOWN MEDICAL GROUP

7-9 MOORSIDE ROAD, DOWNHAM, BR1 5EP

17 min walk

0

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 387 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

655

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

17

Sports (1km)

0

Convenience

Nearest supermarketCostcutter · 540 m
11 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)

1.7km

Post office

Nearby shops

Tesco Express347 m
Sainsbury's Local422 m

Nearby cafes

Chinbrook Cafe520 m

Nearby restaurants

Radhuny493 m
Eddy's Fish Bar505 m
Beijing534 m
Brother Garden552 m

Nearby gyms

Bannatyne's Health Club270 m
Anytime Fitness422 m

Nearby health

Baring Road Medical Centre387 m
Food hygiene (5-star)48% of 48

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

A

High street health

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

23.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,169m
Crossrail 2 route13,525m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,956 nationally

1,643

Est. population

7,038/km²

60%

Employed

41%

Degree educated

£35,200

Median income

5.7%

Claimant rate

Inner cityHigh densityEstablished mixed

45

Community stability

Age profile

20%
21%
21%
22%
16%
Under 1820%
18–3421%
35–4921%
50–6422%
65+16%

Tenure

22%
29%
23%
25%
Own outright22%
Own (mortgage)28%
Private rent23%
Social rent25%
Shared ownership2%
Rent free0%

Ethnicity

40%
15%
26%
White British40%
White Other15%
Asian9%
Black26%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine22%
No car household40%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Social rent25%
Private rent23%

vs. London

Income vs London-16.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (12 months)
2
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)
9
Largest scheme
68 homes · LAND NORTH OF GROVE PARK RAILWAY STATION, LAND NORTH OF GROVE PARK RAILWAY STATION, AMBLECOTE MEADOWS, AMBLECOTE ROAD (2), SE12
Pipeline pressure
NONE

Named schemes (500m)

LAND NORTH OF GROVE PARK RAILWAY STATION, LAND NORTH OF GROVE PARK RAILWAY STATION, AMBLECOTE MEADOWS, AMBLECOTE ROAD (2), SE1268 homes
completed
GROVE PARK HOSPITAL, GROVE PARK HOSPITAL, MARVELS LANE, SE1265 homes
completed
GROVE PARK HOSPITAL (PHASE 2), GROVE PARK HOSPITAL (PHASE 2), MARVELS LANE, SE1246 homes
completed
SOMERTREES, 9-13, SOMERTREES, 9-13, SOMERTREES AVENUE, SE12 0BU40 homes
completed
LAND ADJOINING ST. JOSEPHS CONVENT, 122, LAND ADJOINING ST. JOSEPHS CONVENT, 122, SOMERTREES AVENUE, LE MAY AVENUE (1), SE1230 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 9PB

Full postcodeSE12 9PB
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.434656
Longitude0.024857
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