Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41786, -0.05410

SE20 7EB— Penge & Cator, Bromley

Location and area intelligence for SE20 7EB, Penge & Cator, Bromley

The practical family move

 

Schools 100%Safety 80/100Transport 54/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
80
Schools
60
Transport
54
Environment
53
Investment
72

The bottom line

SE20 7EB offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Investors.

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Location

SE20 7EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for SE20 7EB

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

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How SE20 7EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St John's Church of England Primary School

Not yet inspected · Inspected Dec 2024 · 4 min walk

KS2: 101.0

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 11 min walk

P8: +0.99A8: 58.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.9 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+37% vs borough

Crime by type

Other28%
Violence & sexual offences28%
Anti-social behaviour23%
Vehicle crime8%
Drug offences6%
Burglary4%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beckenham Fire Station · 1.8km

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area66.3 m²

EPC breakdown

C
16%
D
10%

Based on 26 properties · Confidence: medium

Street mix

Flat 100%

LHA rates — Outer South East London

Shared room£600/mo
1 bedroom£1050/mo
2 bedrooms£1300/mo
3 bedrooms£1550/mo
4 bedrooms£1800/mo

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£165,750
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,459
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2018 · CAGR

+10%

Total change

+408%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.1%

per year

Acceleration

-40.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£60k£125k+108.3%1
Pre-crash peak2006–2006£156k£156k+0%2
GFC & correction2012–2012£143k£143k+0%1
Help-to-Buy recovery2015–2015£240k£240k+0%2
Brexit uncertainty2018–2018£305k£305k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.9%
District
4.9%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Penge East→ Victoria· 4 tph
19 min

Nearby stations

Penge EastNational Rail
2 min walk
Penge West Rail StationWindrush · Southern
6 min walk
Anerley Rail StationSouthern · Windrush
13 min walk
Sydenham Rail StationWindrush · Southern
13 min walk
Beckenham Road Tram StopTram
15 min walk
No bus stops within 400m

52

Walkability score

116

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria ★39 min
Waterloo52 min ↑
Canary Wharf45 min ≈
City54 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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)38
Nearest car park385m
Santander docks (800m)0
Nearest cycle dock4.3 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: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.7 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 7.5 km

Energy

Solar: 851 kWh/kWp/yr

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

1,530 hrs/yr

Sunshine

595 mm/yr

Rainfall

22.9°C

Summer avg

3.0°C

Winter avg

Solar yield851.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ST JAMES' PRACTICE

138 CROYDON ROAD, BR3 4DG

27 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.7 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

33

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketMega Saver · 508 m
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

353m

Post office

Nearby shops

Jerry's204 m
Capital Wines205 m
Blackbird Bakery244 m
Kingswood Food & Wine270 m

Nearby cafes

Naka Cafe246 m
Penge Cafe254 m
Viva Cafe And Bistro268 m
Mable Cafe307 m

Nearby restaurants

Rebas189 m
Penge Masala196 m
Tang Tang199 m
Himalayan Kitchen201 m

Nearby pubs

The Crooked Billet218 m
The Alexandra221 m
Bridge House443 m
Pawleyne Arms473 m

Nearby gyms

Temple of Strength329 m
Sydenham Tennis, Squash and Croquet Club585 m
The Gym Group928 m
PureGym1.1 km

Nearby pharmacies

Touchwood Pharmacy927 m
Superdrug955 m

Nearby health

Park Practice @ Oaks Medical Centre827 m
Kent House Dental Clinic843 m
Bolney Court Dental Practice886 m
Anerley Surgery1.1 km
Food hygiene (5-star)64% of 126

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

72

Investment score

Strong

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

Avg monthly rent
£1,400London avg: £1,950/mo
Gentrification score21/100

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

34.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,185m
Crossrail 2 route9,538m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,393 nationally

1,715

Est. population

14,601/km²

67%

Employed

44%

Degree educated

£37,100

Median income

6.8%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

34

Community stability

Age profile

28%
26%
25%
16%
Under 1828%
18–3426%
35–4925%
50–6416%
65+6%

Tenure

20%
34%
38%
Own outright7%
Own (mortgage)20%
Private rent34%
Social rent38%
Shared ownership1%

Ethnicity

41%
29%
White British41%
White Other13%
Asian6%
Black29%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine22%
No car household58%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent38%
Private rent34%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
11
Local approval rate
80%
Borough approval rate
54%
Opportunity area
No
CIL rate (residential)
£125/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
124
Largest scheme
64 homes · ROYSTON SCHOOL SITE, ROYSTON SCHOOL SITE, FRANKLIN ROAD, SE20
Pipeline pressure
NONE

Named schemes (500m)

36-38, 36-38, NEWLANDS PARK, SE26 5NF23 homes
completed
66, 66, HIGH STREET, PENGE, SE2019 homes
completed
2, 4, Raleigh Road, Penge, SE20 7JB8 homes
completed
Charles Dickens Terrace, Charles Dickens Terrace, Maple Road, Penge London, SE20 8RE8 homes
completed
16, St John's Road, Penge, SE20 7ED7 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.5%
Ward turnout
44%
Election year
2026
MP
Liam Conlon (Labour)
MP majority
12,905
Constituency
Beckenham and Penge

Councillors

Kathy BanceLabour
Simon JealLabour
Kevin Kennedy-BrooksLabour

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Key facts for SE20 7EB

Full postcodeSE20 7EB
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.417864
Longitude-0.054096
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