Grove Park · Lewisham · Lewisham East constituency · 51.43103, 0.02903

SE12 9QN— Grove Park, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 58/100Transport 44/100~8% yield · indicativeOnly 3 sales — thin data

Best for: Most buyers

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Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
58
Schools
60
Transport
44
Environment
79
Investment
61

The bottom line

SE12 9QN offers exceptional schools (100% Good/Outstanding) and a green environment — a strong choice for Most buyers.

Less suited to Families.

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Location

SE12 9QN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-16.2% vs London avg
vs London crime+151.0% vs London avg

Deep-dive guides for SE12 9QN

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

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“High-connectivity investment target”

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How SE12 9QN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Marvels Lane Primary School

Not yet inspected · 5 min walk

KS2: 103.0

—

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 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 79 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

163.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 8866.7%

+115% vs borough

Crime by type

Other36%
Violence & sexual offences23%
Anti-social behaviour14%
Vehicle crime12%
Drug offences7%
Burglary5%
Robbery3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bromley Fire Station · 2.8km

Crime is +151% above 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£3,819/m²
Price per ft²£355/ft²
Avg floor area54.4 m²

EPC breakdown

C
17%
D
19%
E
2%
F
1%

Based on 39 properties · Confidence: high

Street mix

Flat 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£136,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+4.8%

Total change

+259%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.9%

per year

Acceleration

-17.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 76 sales

Property Type Mix

Total: 76 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£56k£78k+39.3%2
Post-dot-com plateau2001–2004£77k£121k+56.6%4.5
Pre-crash peak2005–2007£142k£149k+5.3%5.7
GFC & correction2008–2012£177k£140k-20.7%1
Help-to-Buy recovery2013–2016£170k£251k+47.8%3.5
Brexit uncertainty2017–2019£253k£242k-4.4%2.7
Pandemic surge2021–2021£250k£250k+0%2
Rate-rise correction2022–2023£273k£283k+3.7%2.5
Current market2024–2025£264k£201k-23.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.9%
District
3.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position100

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
Beckenham Junction Tram StopTram
56 min walk
Lewisham DLR StationDLR
59 min walk
Elverson Road DLR StationDLR
66 min walk
Beckenham Road Tram StopTram
70 min walk
No bus stops within 400m

49

Walkability score

195

Footpaths (500m)

0

Santander docks (800m)

4.7 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

24

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)18
Nearest car park295m
Santander docks (800m)0
Nearest cycle dock4.7 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: 17.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.6 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Elmstead Pit SSSI — 1.9 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

C&RH MOTTINGHAM

KIMMERIDGE ROAD, MOTTINGHAM, SE9 4EB

16 min walk

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 827 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

321

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

18

Sports (1km)

0

Convenience

Nearest supermarketCostcutter · 164 m
14 tennis courts3 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

Sainsbury's Local561 m
Tesco Express587 m

Nearby cafes

Chinbrook Cafe144 m

Nearby restaurants

Radhuny127 m
Eddy's Fish Bar131 m
Beijing154 m
Brother Garden953 m

Nearby gyms

Anytime Fitness568 m
Bannatyne's Health Club704 m

Nearby health

Baring Road Medical Centre827 m
Food hygiene (5-star)35% of 20

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

61

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
Gross yield
8.3% (high)London avg: 3.8%Strong yield — top 5% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

38.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,485m
Crossrail 2 route13,969m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,190 nationally

1,646

Est. population

8,238/km²

66%

Employed

43%

Degree educated

£35,200

Median income

8.2%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

38

Community stability

Age profile

27%
26%
23%
17%
Under 1827%
18–3426%
35–4923%
50–6417%
65+7%

Tenure

29%
33%
26%
Own outright10%
Own (mortgage)29%
Private rent33%
Social rent26%
Shared ownership3%

Ethnicity

36%
15%
27%
White British36%
White Other15%
Asian8%
Black28%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine23%
No car household45%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Private rent33%
Social rent26%

vs. London

Income vs London-16.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
1
Local approval rate
40%
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
71 homes · GROVE PARK TAVERN, GROVE PARK TAVERN, GROVE PARK ROAD, SE9
Pipeline pressure
NONE

Named schemes (500m)

GROVE PARK TAVERN, GROVE PARK TAVERN, GROVE PARK ROAD, SE971 homes
completed
THE HAVEN AND BETUNA, GROVE PARK ROAD SE920 homes
completed
FORMER CHINBROOK MEADOWS NURSERY SITE, FORMER CHINBROOK MEADOWS NURSERY SITE, AMBLECOTE ROAD, SE1214 homes
completed
79 CHINBROOK ROAD, LONDON, SE12 9QL, 79, SE12 9QL8 homes
completed
81 CHINBROOK ROAD, LONDON, SE12 9QL, 817 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 9QN

Full postcodeSE12 9QN
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.431032
Longitude0.029027
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