Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41707, -0.05563

SE20 7EF— Penge & Cator, Bromley

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

City living at its best

 

Safety 80/100Transport 52/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
60
Safety
80
Schools
—
Transport
52
Environment
80
Investment
56

The bottom line

SE20 7EF offers low crime and a green environment — a strong choice for Families.

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Location

SE20 7EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for SE20 7EF

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

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Postcode Personality

🚇 Well-Connected🌿 Green Lung🔒 Very Safe🍕 Buzzing

“City living at its best”

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How SE20 7EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St John's Church of England Primary School

Not yet inspected · Inspected Dec 2024 · 3 min walk

KS2: 101.0

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 13 min walk

P8: +0.99A8: 58.5

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 29 min walk

6 primaries · 0 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

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)3
New build0.0%
Price per m²£7,453/m²
Price per ft²£692/ft²
Avg floor area50.1 m²

EPC breakdown

C
14%
D
17%
E
1%

Based on 32 properties · Confidence: high

Street mix

Terraced 2%Flat 98%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£125,250
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 BAnnual charge £1,459
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+6.6%

Total change

+546%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.8%

per year

Acceleration

+18.69

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 44 sales

Property Type Mix

Total: 44 sales

Terraced2.3%
Flat/maisonette97.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£56k£80k+43.5%2
Post-dot-com plateau2001–2004£70k£125k+78.6%2
Pre-crash peak2007–2007£209k£209k+0%5
GFC & correction2008–2012£144k£148k+2.8%1
Help-to-Buy recovery2013–2016£178k£345k+93.8%2.2
Brexit uncertainty2017–2019£348k£368k+5.8%1.7
Pandemic surge2020–2021£315k£310k-1.6%2
Rate-rise correction2022–2023£330k£340k+3%1
Current market2024–2026£360k£360k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.4%
District
7.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
3 min walk
Penge West Rail StationWindrush · Southern
5 min walk
Anerley Rail StationSouthern · Windrush
11 min walk
Sydenham Rail StationWindrush · Southern
14 min walk
Crystal Palace Rail StationSouthern · Windrush
15 min walk
No bus stops within 400m

52

Walkability score

118

Footpaths (500m)

0

Santander docks (800m)

4.2 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

10

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)38
Nearest car park270m
Santander docks (800m)0
Nearest cycle dock4.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 8.8 km away✗ Not Green Belt✗ Not AONB98% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 7.4 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 · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

33

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

4

Convenience

Nearest supermarketMega Saver · 486 m
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

262m

Post office

Nearby shops

Jerry's78 m
Kingswood Food & Wine168 m
One Stop208 m
Blackbird Bakery227 m

Nearby cafes

Naka Cafe138 m
Pride Of Venice222 m
Mable Cafe228 m
Viva Cafe And Bistro230 m

Nearby restaurants

Rebas55 m
Penge Masala64 m
Tang Tang69 m
Hayaku Sushi168 m

Nearby pubs

The Crooked Billet209 m
The Alexandra314 m
Bridge House355 m
Pawleyne Arms440 m

Nearby gyms

Temple of Strength237 m
Sydenham Tennis, Squash and Croquet Club607 m
Crystal Palace Indoor Bowling Club866 m
The Gym Group1.0 km

Nearby pharmacies

Superdrug1.1 km
Touchwood Pharmacy1.1 km

Nearby health

Park Practice @ Oaks Medical Centre689 m
Kent House Dental Clinic835 m
Anerley Surgery957 m
Bolney Court Dental Practice958 m
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

56

Investment score

Good

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score21/100
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

50.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,285m
Crossrail 2 route9,486m

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
Yes
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
2
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)
78
Largest scheme
115 homes · THE GROVES ESTATE, LAND BOUNDED BY, THE GROVES ESTATE, LAND BOUNDED BY, OAKFIELD ROAD, BLEAN, LAUREL, JASMINE GROVES, MAPLE RD, SE20
Pipeline pressure
NONE

Named schemes (500m)

MAPLE COURT (1-36), MAPLE COURT (1-36), MAPLE ROAD, SE20 8HN24 homes
completed
66, 66, HIGH STREET, PENGE, SE2019 homes
completed
FORMER OAKFIELD DEPOT, FORMER OAKFIELD DEPOT, OAKFIELD ROAD, SE2018 homes
completed
PENGE BAPTIST CHURCH, PENGE BAPTIST CHURCH, MAPLE ROAD, SE20 8LP11 homes
completed
Charles Dickens Terrace, Charles Dickens Terrace, Maple Road, Penge London, SE20 8RE8 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 7EF

Full postcodeSE20 7EF
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.417071
Longitude-0.055625
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