Bromley · Beckenham and Penge constituency · 51.39927, -0.03384

BR3 3PE— Bromley

Location and area intelligence for BR3 3PE, Bromley

The family fortress

 

Schools 100%Safety 88/100Transport 26/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
67
Safety
88
Schools
90
Transport
26
Environment
65
Investment
28

The bottom line

BR3 3PE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

BR3 3PE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Owner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.5% vs London avg
vs London crime-66.0% vs London avg

Deep-dive guides for BR3 3PE

🛡️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 BR3 3PE has changed

Schools

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Harris Primary Academy Beckenham

Not yet inspected · 5 min walk

★★

Secondary

Orion Eden Park

Good · Inspected Nov 2021 · 8 min walk

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 34 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

22.1 incidents per 1,000 residents

Better than 85% of London
→ Stable

-59% vs borough

Crime by type

Violence & sexual offences31%
Other23%
Anti-social behaviour14%
Vehicle crime14%
Burglary11%
Robbery6%
Drug offences0%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

0

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beckenham Fire Station · 977m

Crime is 66% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

BR3 district median

£435,000

Based on 444 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£8,839/m²
Price per ft²£821/ft²
Avg floor area94.7 m²

EPC breakdown

C
1%
D
10%
E
4%

Based on 15 properties · Confidence: medium

Street mix

Terraced 100%

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 yield855 kWh/kWp/yr
Rebuild cost estimate£236,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,293
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+7%

Total change

+566%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.5%

per year

Acceleration

+60.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 28 sales

Property Type Mix

Total: 28 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£125k£138k+10.7%1.5
Post-dot-com plateau2001–2004£176k£261k+48.3%1.7
Pre-crash peak2006–2007£277k£307k+10.7%1.5
GFC & correction2008–2012£360k£325k-9.7%1.3
Help-to-Buy recovery2013–2016£345k£493k+42.8%1.2
Brexit uncertainty2018–2019£561k£551k-1.7%2
Pandemic surge2020–2020£480k£480k+0%1
Rate-rise correction2022–2023£750k£595k-20.7%1
Current market2026–2026£830k£830k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
7.2%
District
7.3%

CAGR over 20yr 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

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Clock House

Nearby stations

Elmers End Tram StopTram
14 min walk
Clock HouseNational Rail
14 min walk
Beckenham Road Tram StopTram
17 min walk
Avenue Road Tram StopTram
17 min walk
Beckenham Junction Tram StopTram
17 min walk
No bus stops within 400m

22

Walkability score

0

Santander docks (800m)

Central London commute times

London Bridge ★46 min
Victoria56 min ↑
Waterloo55 min ↑
Canary Wharf63 min ↑
City60 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park484m
Santander docks (800m)0
Nearest cycle dock6.2 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: 29.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 77% of London
NoiseLOW
none
Quieter than 70% of London
✗ Not Green Belt✗ Not AONB44% green space
More green space than 93% of London

Energy

Solar: 855 kWh/kWp/yr

Ground stability

Insurance risk

Standard

Cost band

Low

Flood risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,530 hrs/yr

Sunshine

595 mm/yr

Rainfall

22.9°C

Summer avg

3.0°C

Winter avg

Solar yield854.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ELM HOUSE SURGERY

BECKENHAM BEACON, 379 CROYDON ROAD, BR3 3FD

8 min walk

13

GPs within 1km

5

Dentists within 1km

Nearest hospitalBeckenham Beacon · 662 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

4

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

24

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bricklayers Arms (841 m)

Nearest supermarketSainsbury's · 777 m
11 tennis courts10 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

447m

Post office

Nearby shops

Select Food & Wine437 m
Brandon's445 m
Roy Flint Craft Bakers579 m
Spar592 m

Nearby cafes

Liz's Coffee Shop423 m
Charcoal Grill429 m
MCCNLight443 m
Branching Out459 m

Nearby restaurants

Nemo's428 m
Kathmandu Masala438 m
Lugana468 m
Blue Planet Fish & Chips479 m

Nearby pubs

The Bricklayers Arms841 m
The White Horse842 m
Coach and Horses873 m
Ye George Inn985 m

Nearby gyms

David Lloyd Beckenham624 m
Scorpions Thai Boxing832 m
London Martial Arts & Fitness Academy864 m
PureGym922 m

Nearby pharmacies

Macks Pharmacy488 m
Lotus Pharmacy598 m
Paydens729 m
Superdrug943 m

Nearby health

Dentalcare452 m
Eden Park Surgery521 m
ES11 Ltd566 m
Cator Medical Centre632 m
Food hygiene (5-star)52% of 23

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

ASM UK LOGISTICS LTD
KAA PROPERTY LIMITED
KD CLEANING SERVICES LONDON LTD
KDCS LONDON LTD
THE RE METHOD LTD

+1 more

Investment

Investment grade, yield and market outlook

28

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
3.9% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Sales last 12 months1

Rental market

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

51

Price growth score

C
Medium

Development pressure

Low-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,251m
Crossrail 2 route11,754m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,774 nationally

1,586

Est. population

61%

Employed

46%

Degree educated

£42,200

Median income

0.4%

Claimant rate

Owner occupiers / families

61

Community stability

Age profile

25%
22%
19%
21%
Under 1826%
18–3412%
35–4922%
50–6419%
65+21%

Tenure

35%
42%
16%
Own outright35%
Own (mortgage)42%
Private rent6%
Social rent16%

Ethnicity

73%
White British73%
White Other12%
Asian5%
Black4%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine13%
No car household19%
Unemployed2%
No qualifications12%

Housing tenure (Census 2021)

Social rent16%
Private rent6%

vs. London

Income vs London+0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
18
Local approval rate
70%
Borough approval rate
54%
CIL rate (residential)
£125/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Politics

Local councillors and MP

MP
Liam Conlon (Labour)

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Compare Bromley with nearby boroughs:

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Key facts for BR3 3PE

Full postcodeBR3 3PE
Postcode districtBR3
BoroughLondon Borough of Bromley
Latitude51.399271
Longitude-0.033838
Parliamentary constituencyBeckenham and Penge
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