Bromley · Beckenham and Penge constituency · 51.40717, -0.02274

BR3 5LE— Bromley

Location and area intelligence for BR3 5LE, Bromley

The family fortress

 

Top 10% LondonSchools 100%Safety 83/100Transport 40/100Yield 4.45%

Best for: Families, Owner-occupiers

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

Liveability
73
Safety
83
Schools
100
Transport
40
Environment
59
Investment
49

The bottom line

BR3 5LE offers exceptional schools (100% Good/Outstanding) and low crime at £377,500 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

BR3 5LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Owner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-27.4% vs London avg
vs London income+11.9% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for BR3 5LE

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

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“The family fortress”

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How BR3 5LE has changed

Schools

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Harris Primary Academy Beckenham Green

Outstanding · Inspected Mar 2024 · 2 min walk

—

Secondary

Harris Academy Beckenham

Not yet inspected · 11 min walk

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.6 incidents per 1,000 residents

Better than 60% of London
→ Stable

-1% vs borough

Crime by type

Anti-social behaviour25%
Other25%
Violence & sexual offences24%
Vehicle crime9%
Burglary6%
Theft5%
Robbery4%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

0

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Beckenham Fire Station · 808m

Crime is 19% below London average

Property

2 Jul

Prices, sales volume and market trends

£377,500

Median sale price

27% below London median

£377,500 is 27% below the London median (£520,000)

+20.6%

This year

Flat

Dominant type

Price history

5-year change
+30.2%
Sales (24 months)10
New build0.0%
Avg detached£1,085,000
Avg semi-detached£790,000
Avg flat£347,500
Price per m²£5,728/m²
Price per ft²£532/ft²
Avg floor area70.2 m²

EPC breakdown

C
32%
D
35%
E
5%
G
2%

Based on 74 properties · Confidence: high

Street mix

Semi 10%Detached 2%Flat 84%Other 3%

Stamp duty

Standard buyer£6,375
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,700

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

8.0×

Price-to-income

£1,888/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£175,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,710
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.5%

Total change

+429%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.6%

per year

Acceleration

+51.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 137 sales

Property Type Mix

Total: 137 sales

Detached2.2%
Semi-detached10.9%
Flat/maisonette86.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£78k£100k+29%5
Post-dot-com plateau2001–2004£124k£182k+47.4%6.8
Pre-crash peak2005–2007£180k£186k+3.5%6.7
GFC & correction2008–2012£181k£194k+7.5%2.6
Help-to-Buy recovery2013–2016£167k£313k+87.1%3.5
Brexit uncertainty2018–2019£390k£298k-23.5%3
Pandemic surge2020–2021£270k£290k+7.4%3
Rate-rise correction2022–2023£320k£327k+2.2%4.5
Current market2024–2026£489k£410k-16.2%4

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

-4.4% alpha

Flat/maisonette+0% α
Local
5.8%
District
5.8%
Semi-detached-4.4% α
Local
8%
District
12.4%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL

1a
1b
2
3
4
5
6a
6b
Below London average
Beckenham Junction

Nearby stations

Beckenham Junction Tram StopTram
6 min walk
Beckenham JunctionNational Rail
6 min walk
Beckenham Road Tram StopTram
18 min walk
Avenue Road Tram StopTram
23 min walk
Elmers End Tram StopTram
26 min walk
No bus stops within 400m

43

Walkability score

0

Santander docks (800m)

Central London commute times

London Bridge ★45 min
Victoria47 min ↑
Waterloo55 min ↑
Canary Wharf62 min ↑
City58 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)

Total spaces (800m)102
Nearest car park260m
Santander docks (800m)0
Nearest cycle dock5.6 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: 29.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 77% of London
NoiseNONE
road
SEVERE
✗ Not Green Belt✗ Not AONB24% green space
More green space than 79% of London

Energy

Solar: 856 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 yield856.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MANOR ROAD SURGERY

14 MANOR ROAD, BR3 5LE

0 min walk

14

GPs within 1km

7

Dentists within 1km

Nearest hospitalBeckenham Beacon · 747 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

114

Parks (1km)

28

Restaurants (800m)

13

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

34

Sports (1km)

4

Convenience

Nearest supermarketM&S Foodhall · 298 m
20 tennis courts9 swimming pools

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

355m

Post office

Nearby shops

Londis191 m
GAIL's224 m
Deli Nene273 m
Villagers Fine Sausages307 m

Nearby cafes

Rendez - Vous211 m
Piccolo Cafe216 m
Daisy Grey216 m
Fee & Brown279 m

Nearby restaurants

The Curry Cottage178 m
Branded193 m
Papilio200 m
ASK Italian214 m

Nearby pubs

BR3WERY - Kelsey Park Road183 m
Moon188 m
Bocca Social229 m
Kelsey House Bar & Kitchen234 m

Nearby gyms

Reshape243 m
Power Pilates264 m
PureGym368 m
London Martial Arts & Fitness Academy510 m

Nearby pharmacies

Beckenham Pharmacy233 m
Boots365 m
Superdrug374 m
Paydens757 m

Nearby health

Manor Road Surgery84 m
Beckenham Dental Centre134 m
Kelsey Park Dental160 m
Corner Ways Surgery174 m
Food hygiene (5-star)77% of 95

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

B&B DOUBLE GLAZIERS LTD
BANVA STUDIO LTD
CES PROPCO LTD
COMMERCIAL ENERGY SOLUTIONS LTD
DAVISON'S ROOFING LTD

+2 more

Investment

Investment grade, yield and market outlook

49

Investment score

Moderate

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
4.5% (average)London avg: 3.8%Above average yield
Gentrification score37/100
Sales last 12 months4

Rental market

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

78.4

Price growth score

B
High

Development pressure

Strong gentrification momentumHigh investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route113m
Crossrail 2 route12,024m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,735 nationally

1,522

Est. population

51%

Employed

52%

Degree educated

£47,000

Median income

2.2%

Claimant rate

Owner occupiers / families

54

Community stability

Age profile

19%
18%
19%
32%
Under 1819%
18–3412%
35–4918%
50–6419%
65+32%

Tenure

50%
25%
21%
Own outright50%
Own (mortgage)25%
Private rent21%
Social rent3%
Shared ownership0%

Ethnicity

73%
White British73%
White Other11%
Asian7%
Black2%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine9%
No car household24%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent21%
Social rent3%

vs. London

Income vs London+11.9%
Price vs London-27.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
15
Local approval rate
46%
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 (£377,500)

£6,375

Standard buyer

£0

First-time buyer

Save £6,375

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 5LE

Full postcodeBR3 5LE
Postcode districtBR3
BoroughLondon Borough of Bromley
Latitude51.407169
Longitude-0.022744
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