Grove Park · Lewisham · Lewisham East constituency · 51.42739, 0.03755

SE9 4BZ— Grove Park, Lewisham

Location and area intelligence for SE9 4BZ, Grove Park, Lewisham

 

Schools 100%Safety 58/100Transport 26/100Yield 4.62%

Best for: Most buyers

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Strong schools, limited transport — ideal for car-owning families

Liveability
46
Safety
58
Schools
90
Transport
26
Environment
68
Investment
54

The bottom line

SE9 4BZ offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

SE9 4BZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-16.2% vs London avg
vs London crime+160.0% vs London avg

Deep-dive guides for SE9 4BZ

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

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Postcode Personality

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How SE9 4BZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Marvels Lane Primary School

Not yet inspected · 4 min walk

KS2: 103.0

★★

Secondary

Bullers Wood School

Good · Inspected Feb 2024 · 27 min walk

P8: +0.38A8: 56.4

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 · 83 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

168.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 2870.0%

+123% vs borough

Crime by type

Other30%
Violence & sexual offences22%
Anti-social behaviour20%
Vehicle crime18%
Drug offences5%
Burglary3%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Bromley Fire Station · 2.7km

Crime is +160% above London average

Property

Prices, sales volume and market trends

Avg floor area61.6 m²

EPC breakdown

C
16%
D
8%
E
2%

Based on 26 properties · Confidence: medium

Street mix

Terraced 96%Flat 4%

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
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£154,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, filled cavity
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

1995–2022 · CAGR

+7.1%

Total change

+536%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.2%

per year

Acceleration

+43.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 23 sales

Property Type Mix

Total: 23 sales

Terraced95.7%
Flat/maisonette4.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£60k+12.1%1.2
Post-dot-com plateau2001–2004£116k£166k+42.5%1.7
Pre-crash peak2005–2007£164k£210k+28%1.3
GFC & correction2011–2011£175k£175k+0%1
Help-to-Buy recovery2015–2015£282k£282k+0%2
Brexit uncertainty2017–2019£348k£276k-20.7%1.5
Rate-rise correction2022–2022£340k£340k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
6.6%
District
7.3%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Elmstead Woods

Nearby stations

Elmstead WoodsNational Rail
15 min walk
Beckenham Junction Tram StopTram
60 min walk
Lewisham DLR StationDLR
68 min walk
Beckenham Road Tram StopTram
75 min walk
Elverson Road DLR StationDLR
75 min walk
No bus stops within 400m

17

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park404m
Santander docks (800m)0
Nearest cycle dock5.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G92%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 21.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.3 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Elmstead Pit SSSI — 1.3 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

C&RH MOTTINGHAM

KIMMERIDGE ROAD, MOTTINGHAM, SE9 4EB

8 min walk

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalBaring Road Medical Centre · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

138

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Domino's (594 m)

Nearest supermarketCostcutter · 662 m
6 tennis courts1 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)

565m

Post office

Nearby cafes

Chinbrook Cafe679 m

Nearby restaurants

Domino's594 m
Chicken World595 m
Trawlers Fish & Chips608 m
Beijing666 m

Nearby gyms

Eric Liddell Sports Centre1.2 km

Nearby health

Doctor's Surgery326 m
Food hygiene (5-star)57% of 7

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

FEDECO LIMITED
L&F EXPERIENCES CIC
QUICK COURIER SOLUTION LIMITED

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

13.1

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,104m
Crossrail 2 route14,683m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,317 nationally

1,758

Est. population

13,046/km²

58%

Employed

30%

Degree educated

£35,200

Median income

5.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

48

Community stability

Age profile

27%
22%
19%
20%
Under 1827%
18–3422%
35–4920%
50–6420%
65+11%

Tenure

19%
27%
13%
40%
Own outright19%
Own (mortgage)27%
Private rent13%
Social rent40%
Shared ownership1%

Ethnicity

43%
30%
White British43%
White Other10%
Asian6%
Black30%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine24%
No car household32%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent40%
Private rent14%

vs. London

Income vs London-16.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
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)
1
Largest scheme
20 homes · THE HAVEN AND BETUNA, GROVE PARK ROAD SE9
Pipeline pressure
NONE

Named schemes (500m)

Land adjacent to, 39-40, Land adjacent to, 39-40, Lions Close, SE97 homes
completed
54-88, 54-88, CASTLETON ROAD, SE95 homes
completed
28, 28, CHARMINSTER ROAD, SE92 homes
completed
60, 60, Dunkery Road, Grove Park, SE9 4HZ2 homes
completed
43, 43, CASTLETON ROAD, SE9 4BY1 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 SE9 4BZ

Full postcodeSE9 4BZ
Postcode districtSE9
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.427395
Longitude0.037555
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