Bromley · Beckenham and Penge constituency · 51.39959, -0.03676

BR3 3QF— Bromley

Location and area intelligence for BR3 3QF, Bromley

The family fortress

 

Schools 100%Safety 84/100Transport 28/100Low yield 2.47%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
84
Schools
90
Transport
28
Environment
65
Investment
23

The bottom line

BR3 3QF offers exceptional schools (100% Good/Outstanding) and low crime at £680,000 median — 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 3QF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+30.8% vs London avg
vs London income+0.0% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for BR3 3QF

🛡️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 3QF has changed

Schools

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Balgowan Primary School

Not yet inspected · Inspected Apr 2025 · 7 min walk

★★

Secondary

Orion Eden Park

Good · Inspected Nov 2021 · 8 min walk

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

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.2 incidents per 1,000 residents

Better than 66% of London
→ Stable

-15% vs borough

Crime by type

Other28%
Violence & sexual offences25%
Anti-social behaviour21%
Vehicle crime13%
Drug offences6%
Burglary4%
Theft1%
Robbery1%

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 · 957m

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£680,000

Median sale price

Above London median by 31%

£680,000 is 31% above the London median (£520,000)

-17.2%

This year

Terraced

Dominant type

Price history

5-year change
+7.1%
Sales (24 months)5
New build0.0%
Avg terraced£680,000
Price per m²£6,385/m²
Price per ft²£593/ft²
Avg floor area112.6 m²

EPC breakdown

C
2%
D
2%
E
5%

Based on 9 properties · Confidence: low

Street mix

Semi 10%Terraced 90%

Stamp duty

Standard buyer£21,500
First-time buyerFTB
£21,500
Additional propertyBTL/2nd
£41,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

16.2×

Price-to-income

£3,402/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£281,500
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, 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

1996–2025 · CAGR

+6.2%

Total change

+467%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

-16.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached10%
Terraced90%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£115k£143k+24.3%1
Post-dot-com plateau2002–2004£222k£250k+12.6%1
Pre-crash peak2005–2005£269k£269k+0%2
GFC & correction2011–2011£312k£312k+0%1
Help-to-Buy recovery2015–2016£515k£525k+1.9%1.5
Brexit uncertainty2018–2018£560k£560k+0%1
Rate-rise correction2022–2022£680k£680k+0%1
Current market2024–2025£725k£653k-10%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
4.5%
District
4.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position75

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
11 min walk
Clock HouseNational Rail
13 min walk
Avenue Road Tram StopTram
15 min walk
Beckenham Road Tram StopTram
15 min walk
Birkbeck Tram StopTram
18 min walk
No bus stops within 400m

23

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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)24
Nearest car park315m
Santander docks (800m)0
Nearest cycle dock6.0 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 AONB43% 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

EDEN PARK SURGERY

194 CROYDON ROAD, BR3 4DQ

4 min walk

12

GPs within 1km

4

Dentists within 1km

Nearest hospitalBeckenham Beacon · 676 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

5

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

16

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Elm Tree (587 m)

Nearest supermarketCo-op Food · 895 m
11 tennis courts4 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)

375m

Post office

Nearby shops

Select Food & Wine352 m
Brandon's371 m
Roy Flint Craft Bakers383 m
Spar396 m

Nearby cafes

Branching Out261 m
Liz's Coffee Shop316 m
Charcoal Grill332 m
MCCNLight367 m

Nearby restaurants

Lugana273 m
Blue Planet Fish & Chips284 m
Ember322 m
Nemo's329 m

Nearby pubs

The Elm Tree587 m
The Bricklayers Arms865 m
The White Horse881 m
Coach and Horses957 m

Nearby gyms

David Lloyd Beckenham616 m
Scorpions Thai Boxing878 m
London Martial Arts & Fitness Academy916 m
The Spa at Beckenham1.1 km

Nearby pharmacies

Macks Pharmacy293 m
Lotus Pharmacy401 m
Paydens732 m

Nearby health

Eden Park Surgery320 m
Dentalcare340 m
ES11 Ltd366 m
St James' Practice480 m
Food hygiene (5-star)55% of 33

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%

High street

A

High street health

Investment

Investment grade, yield and market outlook

23

Investment score

Weak

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

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score20/100
Sales last 12 months2

Rental market

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

52.9

Price growth score

C
Medium

Development pressure

Low-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,396m
Crossrail 2 route11,558m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,368 nationally

1,504

Est. population

64%

Employed

40%

Degree educated

£42,000

Median income

2.8%

Claimant rate

Owner occupiers / families

55

Community stability

Age profile

26%
15%
23%
20%
16%
Under 1826%
18–3415%
35–4923%
50–6420%
65+16%

Tenure

36%
41%
19%
Own outright36%
Own (mortgage)41%
Private rent19%
Social rent4%
Shared ownership0%

Ethnicity

66%
White British66%
White Other12%
Asian7%
Black6%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household20%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent19%
Social rent4%

vs. London

Income vs London0.0%
Price vs London+30.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
19
Local approval rate
78%
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)

Stamp Duty & Affordability Calculator

Stamp duty on median price (£680,000)

£21,500

Standard buyer

£21,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Bromley with nearby boroughs:

Bromley vs CroydonBromley vs LewishamBromley vs Bexley

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Key facts for BR3 3QF

Full postcodeBR3 3QF
Postcode districtBR3
BoroughLondon Borough of Bromley
Latitude51.399590
Longitude-0.036757
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