Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41654, -0.05353

SE20 7EL— Penge & Cator, Bromley

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

The practical family move

 

Schools 100%Safety 80/100Transport 52/100Yield 4.05%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
80
Schools
60
Transport
52
Environment
54
Investment
55

The bottom line

SE20 7EL offers exceptional schools (100% Good/Outstanding) and low crime at £415,000 median — a strong choice for Families.

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Location

SE20 7EL

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 avg price-20.2% vs London avg
vs London income-11.7% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for SE20 7EL

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

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How SE20 7EL 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 · 2 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 35 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 · 1.6km

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

£415,000

Median sale price

20% below London median

£415,000 is 20% below the London median (£520,000)

-13.1%

This year

Terraced

Dominant type

Price history

5-year change
-17.0%
Sales (24 months)9
New build0.0%
Avg terraced£415,000
Price per m²£5,701/m²
Price per ft²£530/ft²
Avg floor area69.4 m²

EPC breakdown

D
16%
E
5%
F
2%
G
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 9%Terraced 66%Detached 17%Flat 9%

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

Stamp duty

Standard buyer£8,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,700

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

11.2×

Price-to-income

£2,076/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£173,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band BAnnual charge £1,459
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+4%

Total change

+234%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.8%

per year

Acceleration

-3.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 35 sales

Property Type Mix

Total: 35 sales

Detached17.1%
Semi-detached8.6%
Terraced65.7%
Flat/maisonette8.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£114k£88k-23.5%1.7
Post-dot-com plateau2001–2004£196k£247k+26%1
Pre-crash peak2005–2006£234k£241k+2.9%1.5
GFC & correction2009–2012£205k£275k+34.1%2
Help-to-Buy recovery2014–2015£425k£465k+9.5%1.5
Brexit uncertainty2017–2018£610k£550k-9.8%1
Pandemic surge2020–2021£540k£500k-7.4%1
Rate-rise correction2022–2023£556k£613k+10.3%1.5
Current market2024–2026£435k£383k-12.1%3.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
-0.9%
District
-0.9%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

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
4 min walk
Penge West Rail StationWindrush · Southern
7 min walk
Anerley Rail StationSouthern · Windrush
12 min walk
Beckenham Road Tram StopTram
13 min walk
Avenue Road Tram StopTram
14 min walk
No bus stops within 400m

59

Walkability score

123

Footpaths (500m)

0

Santander docks (800m)

4.4 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

11

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)38
Nearest car park286m
Santander docks (800m)0
Nearest cycle dock4.4 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

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

26 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.8 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

87

Parks (1km)

33

Restaurants (800m)

11

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

3

Convenience

Nearest supermarketMega Saver · 358 m
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

226m

Post office

Nearby shops

Blackbird Bakery92 m
Capital Wines135 m
Jerry's231 m
Kingswood Food & Wine325 m

Nearby cafes

Penge Cafe102 m
Viva Cafe And Bistro118 m
Mable Cafe174 m
Maple Cafe213 m

Nearby restaurants

Yummy House85 m
Hayaku Sushi103 m
Jerk Shack108 m
Toscana Pizzeria113 m

Nearby pubs

The Crooked Billet66 m
The Alexandra182 m
Pawleyne Arms321 m
The Goldsmith Arms375 m

Nearby gyms

Temple of Strength394 m
Sydenham Tennis, Squash and Croquet Club728 m
Crystal Palace Indoor Bowling Club913 m
The Gym Group1.1 km

Nearby pharmacies

Touchwood Pharmacy1.1 km
Superdrug1.1 km

Nearby health

Kent House Dental Clinic699 m
Park Practice @ Oaks Medical Centre776 m
Anerley Surgery968 m
Bolney Court Dental Practice1.0 km
Food hygiene (5-star)63% of 127

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

55

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score15/100
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

41.5

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,136m
Crossrail 2 route9,642m

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%
Price vs London-20.2%

Planning

Conservation areas and development

Conservation area
Yes
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)
13
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)
130
Largest scheme
64 homes · ROYSTON SCHOOL SITE, ROYSTON SCHOOL SITE, FRANKLIN ROAD, SE20
Pipeline pressure
NONE

Named schemes (500m)

PENGE AMBULANCE STATION, PENGE AMBULANCE STATION, FRANKLIN ROAD, SE20 8HW24 homes
completed
MAPLE COURT (1-36), MAPLE COURT (1-36), MAPLE ROAD, SE20 8HN24 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£415,000)

£8,250

Standard buyer

£0

First-time buyer

Save £8,250

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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Key facts for SE20 7EL

Full postcodeSE20 7EL
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.416542
Longitude-0.053534
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