Grove Park · Lewisham · Lewisham East constituency · 51.43142, 0.02758

SE12 9TX— Grove Park, Lewisham

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

The family fortress

 

Schools 100%Safety 76/100Transport 46/100

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
76
Schools
60
Transport
46
Environment
79
Investment
58

The bottom line

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

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Location

SE12 9TX

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 9TX

🛡️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 9TX 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 · 6 min walk

KS2: 103.0

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 11 min walk

P8: +0.20A8: 47.1

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 78 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: Bromley Fire Station · 2.8km

Crime is +43% above London average

Property

Prices, sales volume and market trends

Avg floor area51.3 m²

EPC breakdown

C
6%
D
6%
E
2%

Based on 14 properties · Confidence: medium

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

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£128,250
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 CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2023 · CAGR

+7.8%

Total change

+387%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.2%

per year

Acceleration

-15.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2003£67k£140k+109.7%1.5
Pre-crash peak2005–2006£150k£156k+4.2%1.5
GFC & correction2008–2010£190k£141k-26.1%1
Help-to-Buy recovery2015–2016£129k£287k+122.8%2.5
Brexit uncertainty2019–2019£260k£260k+0%1
Pandemic surge2020–2021£265k£235k-11.3%1.5
Rate-rise correction2022–2023£295k£325k+10.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8%
District
8%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
5 min walk
Beckenham Junction Tram StopTram
55 min walk
Lewisham DLR StationDLR
58 min walk
Elverson Road DLR StationDLR
65 min walk
Honor Oak Park Rail StationSouthern · Windrush
69 min walk
No bus stops within 400m

48

Walkability score

224

Footpaths (500m)

0

Santander docks (800m)

4.6 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

25

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)28
Nearest car park360m
Santander docks (800m)0
Nearest cycle dock4.6 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: 10.5 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 52%
More green space than 93% of London

Nearest SSSI: Elmstead Pit SSSI — 2.0 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

LINKS MEDICAL PRACTICE

BROOK LANE SURGERY, 27 BROOK LANE, BR1 4PX

20 min walk

0

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 721 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

358

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketCostcutter · 247 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)

1.3km

Post office

Nearby shops

Sainsbury's Local457 m
Tesco Express478 m

Nearby cafes

Chinbrook Cafe223 m

Nearby restaurants

Radhuny196 m
Eddy's Fish Bar206 m
Beijing236 m
Brother Garden899 m

Nearby gyms

Anytime Fitness463 m
Bannatyne's Health Club636 m

Nearby health

Baring Road Medical Centre721 m
Food hygiene (5-star)41% of 34

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

24.1

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,382m
Crossrail 2 route13,860m

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)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
1
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)
9
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
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
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

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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Compare Lewisham with nearby boroughs:

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Key facts for SE12 9TX

Full postcodeSE12 9TX
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.431417
Longitude0.027577
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