Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41501, -0.05189

SE20 7JB— Penge & Cator, Bromley

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

The practical family move

 

Schools 100%Safety 68/100Transport 49/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
68
Schools
60
Transport
49
Environment
72
Investment
43

The bottom line

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

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Location

SE20 7JB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime+122.0% vs London avg

Deep-dive guides for SE20 7JB

🛡️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🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE20 7JB 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 · 3 min walk

KS2: 101.0

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 9 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

Crosfield Nursery School

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

144.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+171% vs borough

Crime by type

Other43%
Violence & sexual offences20%
Anti-social behaviour14%
Vehicle crime10%
Robbery5%
Theft3%
Burglary3%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beckenham Fire Station · 1.4km

Crime is +122% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,326/m²
Price per ft²£681/ft²
Avg floor area73.3 m²

EPC breakdown

C
9%
D
20%
E
4%
F
1%

Based on 34 properties · Confidence: high

Street mix

Terraced 64%Flat 36%

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£183,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,668
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.5%

Total change

+711%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.6%

per year

Acceleration

-42.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 42 sales

Property Type Mix

Total: 42 sales

Terraced64.3%
Flat/maisonette35.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£64k£113k+78.5%1
Post-dot-com plateau2001–2003£164k£178k+8.9%2.3
Pre-crash peak2005–2007£192k£168k-12.5%2
GFC & correction2008–2012£270k£267k-1.1%2.2
Help-to-Buy recovery2014–2014£342k£342k+0%2
Brexit uncertainty2017–2019£335k£431k+28.7%3
Pandemic surge2020–2021£370k£284k-23.4%2.5
Rate-rise correction2022–2023£595k£255k-57.1%1
Current market2024–2025£420k£515k+22.6%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
2.3%
District
2.3%
Terraced+0% α
Local
5.5%
District
5.5%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Penge EastNational Rail
6 min walk
Penge West Rail StationWindrush · Southern
9 min walk
Beckenham Road Tram StopTram
11 min walk
Avenue Road Tram StopTram
12 min walk
Anerley Rail StationSouthern · Windrush
13 min walk
No bus stops within 400m

61

Walkability score

103

Footpaths (500m)

0

Santander docks (800m)

4.5 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)8
Nearest car park81m
Santander docks (800m)0
Nearest cycle dock4.5 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: 15.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 7.3 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

23 min walk

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBeckenham Beacon · 1.7 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

84

Parks (1km)

33

Restaurants (800m)

9

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

3

Convenience

Nearest supermarketMega Saver · 158 m

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

223m

Post office

Nearby shops

Blackbird Bakery119 m
Brasileiro183 m
Capital Wines203 m
The London Brioche Company370 m

Nearby cafes

Costa68 m
Heart Of Penge(HOP)83 m
Penge Cafe111 m
Viva Cafe And Bistro125 m

Nearby restaurants

Zen Grill31 m
Greggs34 m
The Post47 m
Dallas Chicken & Pizza68 m

Nearby pubs

Pawleyne Arms134 m
The Crooked Billet141 m
The Goldsmith Arms188 m
The Alexandra247 m

Nearby gyms

Temple of Strength574 m
Sydenham Tennis, Squash and Croquet Club933 m
The Gym Group1.2 km

Nearby pharmacies

Touchwood Pharmacy1.2 km

Nearby health

Kent House Dental Clinic494 m
Anerley Surgery900 m
Food hygiene (5-star)64% of 128

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

43

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score21/100
Sales last 12 months0

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

4/100

Velocity score

Future outlook

52

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,010m
Crossrail 2 route9,823m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,511 nationally

1,803

Est. population

7,917/km²

68%

Employed

49%

Degree educated

£43,000

Median income

6.0%

Claimant rate

Inner cityHigh densityEstablished mixed

44

Community stability

Age profile

24%
22%
26%
17%
Under 1824%
18–3422%
35–4926%
50–6417%
65+11%

Tenure

21%
33%
29%
16%
Own outright21%
Own (mortgage)33%
Private rent29%
Social rent16%
Shared ownership2%
Rent free0%

Ethnicity

47%
14%
17%
White British47%
White Other14%
Asian8%
Black17%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine16%
No car household41%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent29%
Social rent16%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
16
Local approval rate
86%
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)
133
Largest scheme
64 homes · ROYSTON SCHOOL SITE, ROYSTON SCHOOL SITE, FRANKLIN ROAD, SE20
Pipeline pressure
NONE

Named schemes (500m)

ROYSTON SCHOOL SITE, ROYSTON SCHOOL SITE, FRANKLIN ROAD, SE2064 homes
completed
S T S Flooring Distributors Ltd, S T S Flooring Distributors Ltd, Green Lane, SE20 7JX51 homes
completed
Cranbrook Court 50 Thesiger Road Penge London SE20 7NW, SE20 7NW45 homes
completed
PENGE AMBULANCE STATION, PENGE AMBULANCE STATION, FRANKLIN ROAD, SE20 8HW24 homes
completed
66, 66, HIGH STREET, PENGE, SE2019 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 7JB

Full postcodeSE20 7JB
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.415013
Longitude-0.051887
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