Grove Park · Lewisham · Lewisham East constituency · 51.43078, 0.03545

SE9 4PB— Grove Park, Lewisham

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

The family fortress

 

Schools 100%Safety 80/100Transport 30/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
53
Safety
80
Schools
60
Transport
30
Environment
83
Investment
43

The bottom line

SE9 4PB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE9 4PB

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+0.0% vs London avg

Deep-dive guides for SE9 4PB

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE9 4PB 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 · 4 min walk

KS2: 103.0

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 17 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 · 78 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.1 incidents per 1,000 residents

Better than 50% of London
→ Stable

-14% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour22%
Other22%
Vehicle crime15%
Drug offences6%
Burglary4%
Robbery3%
Theft2%

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 · 2.9km

Crime is 0% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE9 district median

£370,000

Based on 175 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,632/m²
Price per ft²£616/ft²
Avg floor area63.8 m²

EPC breakdown

C
12%
D
24%
E
2%

Based on 38 properties · Confidence: high

Street mix

Terraced 72%Flat 28%

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
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£159,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

1997–2025 · CAGR

+6.6%

Total change

+501%

Market Activity

Price Velocity & Acceleration

Current Velocity

+97.4%

per year

Acceleration

+139.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 18 sales

Property Type Mix

Total: 18 sales

Terraced72.2%
Flat/maisonette27.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£69k£95k+37%2
Post-dot-com plateau2001–2003£60k£145k+141.7%1
Pre-crash peak2005–2006£160k£146k-8.9%1.5
GFC & correction2010–2010£170k£170k+0%1
Help-to-Buy recovery2013–2014£174k£196k+12.6%1
Brexit uncertainty2017–2019£320k£360k+12.5%1
Pandemic surge2021–2021£210k£210k+0%1
Current market2025–2025£415k£415k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
6%
District
5.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Grove Park

Nearby stations

Grove ParkNational Rail
12 min walk
Beckenham Junction Tram StopTram
61 min walk
Lewisham DLR StationDLR
63 min walk
Elverson Road DLR StationDLR
70 min walk
Beckenham Road Tram StopTram
75 min walk
No bus stops within 400m

35

Walkability score

123

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

Central London commute times

London Bridge ★45 min
Victoria67 min ↑
Waterloo54 min ↑
Canary Wharf62 min ↑
City55 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 park64m
Santander docks (800m)0
Nearest cycle dock5.0 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 waterMEDIUM
Medium
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: 10.9 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Elmstead Pit SSSI — 1.7 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

11 min walk

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

250

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

19

Sports (1km)

0

Convenience

Nearest supermarketCostcutter · 323 m
13 tennis courts4 swimming pools2 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)

802m

Post office

Nearby cafes

Chinbrook Cafe346 m
Sue & Mems Cafe925 m

Nearby restaurants

Beijing331 m
Eddy's Fish Bar363 m
Radhuny376 m
Time Kebab House 2924 m

Nearby gyms

Eric Liddell Sports Centre842 m

Nearby health

Doctor's Surgery580 m
Food hygiene (5-star)43% of 14

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

CHRIST APOSTOLIC CHURCH, VICTORY CENTRE
DEVTALKS LTD
THE ASPIRING MEDIC'S SUPPORT CIC

Investment

Investment grade, yield and market outlook

43

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
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

28.1

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,933m
Crossrail 2 route14,378m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,087 nationally

1,721

Est. population

13,284/km²

55%

Employed

30%

Degree educated

£35,200

Median income

9.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

44

Community stability

Age profile

24%
18%
22%
22%
14%
Under 1824%
18–3418%
35–4922%
50–6422%
65+14%

Tenure

21%
15%
51%
Own outright13%
Own (mortgage)21%
Private rent16%
Social rent51%
Shared ownership0%

Ethnicity

38%
32%
White British38%
White Other12%
Asian6%
Black32%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine27%
No car household44%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent51%
Private rent16%

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)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
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
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
Land adjacent to, 39-40, Land adjacent to, 39-40, Lions Close, SE97 homes
completed
54-88, 54-88, CASTLETON ROAD, SE95 homes
completed
94, 94, Grove Park Road, SE9 4QB4 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 4PB

Full postcodeSE9 4PB
Postcode districtSE9
BoroughLondon Borough of Lewisham
WardGrove Park
Latitude51.430777
Longitude0.035446
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