Grove Park · Lewisham · Lewisham East constituency · 51.43045, 0.03175

SE12 9RB— Grove Park, Lewisham

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

The practical family move

 

Schools 100%Safety 58/100Transport 38/100

Best for: Most buyers

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Balanced area — no standout strengths or weaknesses

Liveability
52
Safety
58
Schools
60
Transport
38
Environment
82
Investment
62

The bottom line

SE12 9RB 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 9RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE12 9RB

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

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How SE12 9RB 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 · 3 min walk

KS2: 103.0

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 14 min walk

P8: +0.20A8: 47.1

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 79 min walk

2 primaries · 0 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

Prices, sales volume and market trends

Avg floor area86.2 m²

EPC breakdown

C
6%
D
16%
E
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 21%Terraced 79%

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£215,500
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, 250 mm loft insulation
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

1995–2023 · CAGR

+7.1%

Total change

+579%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.9%

per year

Acceleration

-105.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached15.4%
Terraced84.6%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£112k+70.3%1.3
Post-dot-com plateau2002–2004£68k£170k+151.8%2
GFC & correction2009–2009£174k£174k+0%2
Pandemic surge2021–2021£385k£385k+0%1
Rate-rise correction2023–2023£446k£446k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.4%
District
9.4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
9 min walk
Beckenham Junction Tram StopTram
58 min walk
Lewisham DLR StationDLR
61 min walk
Elverson Road DLR StationDLR
68 min walk
Beckenham Road Tram StopTram
72 min walk
No bus stops within 400m

46

Walkability score

115

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge ★45 min
Victoria65 min ↑
Waterloo55 min ↑
Canary Wharf61 min ↑
City57 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

19

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)18
Nearest car park153m
Santander docks (800m)0
Nearest cycle dock4.8 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: 10.8 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Elmstead Pit SSSI — 1.8 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

C&RH MOTTINGHAM

KIMMERIDGE ROAD, MOTTINGHAM, SE9 4EB

14 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 1.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

238

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketCostcutter · 153 m
11 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)

1.0km

Post office

Nearby shops

Sainsbury's Local759 m
Tesco Express787 m

Nearby cafes

Chinbrook Cafe162 m

Nearby restaurants

Beijing153 m
Eddy's Fish Bar174 m
Radhuny184 m
Brother Garden1.1 km

Nearby gyms

Anytime Fitness766 m
Bannatyne's Health Club842 m

Nearby health

Doctor's Surgery788 m
Food hygiene (5-star)29% of 17

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

62

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

15.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,679m
Crossrail 2 route14,167m

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)
2
Local approval rate
50%
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
79 CHINBROOK ROAD, LONDON, SE12 9QL, 79, SE12 9QL8 homes
completed
81 CHINBROOK ROAD, LONDON, SE12 9QL, 817 homes
completed
LAND BETWEEN 105 -113, LAND BETWEEN 105 -113, MARVELS LANE, SE12 9PH5 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 9RB

Full postcodeSE12 9RB
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.430445
Longitude0.031749
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