Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41588, -0.05227

SE20 7JD— Penge & Cator, Bromley

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

The practical family move

 

Schools 100%Safety 68/100Transport 51/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
68
Schools
60
Transport
51
Environment
56
Investment
39

The bottom line

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

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Location

SE20 7JD

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 7JD

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

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“The practical family move”

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How SE20 7JD 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 · 10 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

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 · 1.5km

Crime is +122% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£9,571/m²
Price per ft²£889/ft²
Avg floor area72.9 m²

EPC breakdown

B
1%
C
14%
D
6%
E
2%
G
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 16%Terraced 59%Detached 5%Flat 21%

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£182,250
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 CAnnual charge £1,668
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.2%

Total change

+871%

Market Activity

Price Velocity & Acceleration

Current Velocity

+86.6%

per year

Acceleration

+126.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 43 sales

Property Type Mix

Total: 43 sales

Detached4.7%
Semi-detached16.3%
Terraced58.1%
Flat/maisonette20.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£69k£139k+101.4%2.2
Post-dot-com plateau2001–2004£146k£205k+40.4%1.8
Pre-crash peak2005–2007£342k£290k-15.2%1.5
GFC & correction2008–2012£365k£255k-30.1%1.6
Help-to-Buy recovery2013–2015£439k£575k+31.1%1.7
Brexit uncertainty2018–2019£585k£363k-37.9%1
Pandemic surge2020–2020£600k£600k+0%3
Rate-rise correction2023–2023£359k£359k+0%2
Current market2025–2025£670k£670k+0%2

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
4%
District
4%
Terraced+0% α
Local
17.9%
District
17.9%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing17
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
5 min walk
Penge West Rail StationWindrush · Southern
8 min walk
Beckenham Road Tram StopTram
12 min walk
Avenue Road Tram StopTram
13 min walk
Anerley Rail StationSouthern · Windrush
13 min walk
No bus stops within 400m

60

Walkability score

117

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)38
Nearest car park180m
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: 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: 9.0 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 28%
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

24 min walk

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBeckenham Beacon · 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

77

Parks (1km)

33

Restaurants (800m)

11

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

3

Convenience

Nearest supermarketMega Saver · 258 m

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

232m

Post office

Nearby shops

Blackbird Bakery61 m
Capital Wines114 m
Brasileiro283 m
Jerry's338 m

Nearby cafes

Penge Cafe61 m
Viva Cafe And Bistro97 m
Costa136 m
Heart Of Penge(HOP)178 m

Nearby restaurants

Toscana Pizzeria62 m
Yummy House63 m
Favorite Chicken & Ribs94 m
German Doner95 m

Nearby pubs

The Crooked Billet64 m
The Alexandra165 m
Pawleyne Arms231 m
The Goldsmith Arms286 m

Nearby gyms

Temple of Strength504 m
Sydenham Tennis, Squash and Croquet Club838 m
The Gym Group1.1 km

Nearby pharmacies

Touchwood Pharmacy1.1 km
Superdrug1.2 km

Nearby health

Kent House Dental Clinic589 m
Anerley Surgery957 m
Bolney Court Dental Practice1.1 km
Food hygiene (5-star)64% of 129

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

39

Investment score

Weak

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

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
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

53.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,043m
Crossrail 2 route9,754m

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)
5
Planning apps (3 years)
15
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)
133
Largest scheme
64 homes · ROYSTON SCHOOL SITE, ROYSTON SCHOOL SITE, FRANKLIN ROAD, SE20
Pipeline pressure
NONE

Named schemes (500m)

S T S Flooring Distributors Ltd, S T S Flooring Distributors Ltd, Green Lane, SE20 7JX51 homes
completed
PENGE AMBULANCE STATION, PENGE AMBULANCE STATION, FRANKLIN ROAD, SE20 8HW24 homes
completed
66, 66, HIGH STREET, PENGE, SE2019 homes
completed
168-170, 168-170, HIGH STREET, PENGE, SE2016 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 7JD

Full postcodeSE20 7JD
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.415883
Longitude-0.052267
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