Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41608, -0.04874

SE20 7JP— Penge & Cator, Bromley

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

The family fortress

 

Schools 100%Safety 77/100Transport 45/100Yield 5.60%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
77
Schools
60
Transport
45
Environment
74
Investment
59

The bottom line

SE20 7JP offers exceptional schools (100% Good/Outstanding) and low crime at £300,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE20 7JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-42.3% vs London avg
vs London income+2.4% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for SE20 7JP

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

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“The family fortress”

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How SE20 7JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Harris Primary Academy Kent House

Not yet inspected · 5 min walk

KS2: 103.5

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 7 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 · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.0 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+67% vs borough

Crime by type

Violence & sexual offences33%
Other26%
Anti-social behaviour17%
Vehicle crime13%
Burglary4%
Drug offences3%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beckenham Fire Station · 1.3km

Crime is +37% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£300,000

Median sale price

Bottom 25% — 42% below London median

£300,000 is 42% below the London median (£520,000)

-25.0%

This year

Flat

Dominant type

Price history

5-year change
-25.0%
Sales (24 months)5
New build0.0%
Avg terraced£375,000
Avg flat£262,500
Price per m²£4,710/m²
Price per ft²£438/ft²
Avg floor area61.1 m²

EPC breakdown

C
5%
D
7%
E
2%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Terraced 15%Flat 82%Other 4%

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£2,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£11,500

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

7.0×

Price-to-income

£1,501/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£152,750
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

+5.3%

Total change

+350%

Market Activity

Price Velocity & Acceleration

Current Velocity

+70.5%

per year

Acceleration

+113.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 22 sales

Property Type Mix

Total: 22 sales

Terraced18.2%
Flat/maisonette81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£75k£75k-0.3%1.3
Post-dot-com plateau2002–2004£120k£166k+38.5%1.3
Pre-crash peak2006–2007£180k£208k+15.6%1
GFC & correction2008–2010£160k£211k+31.9%1
Help-to-Buy recovery2014–2016£265k£279k+5.3%2
Brexit uncertainty2019–2019£350k£350k+0%1
Current market2024–2025£198k£338k+70.5%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

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

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Kent House

Nearby stations

Kent HouseNational Rail
6 min walk
Beckenham Road Tram StopTram
10 min walk
Penge West Rail StationWindrush · Southern
11 min walk
Avenue Road Tram StopTram
13 min walk
Anerley Rail StationSouthern · Windrush
16 min walk
No bus stops within 400m

44

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

Central London commute times

London Bridge ★38 min
Victoria39 min ↑
Waterloo51 min ↑
Canary Wharf51 min ↑
City53 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)

2

EV chargers (800m)

Total spaces (800m)8
Nearest car park261m
Santander docks (800m)0
Nearest cycle dock4.7 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
NoiseHIGH
road
Noisier 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 AONB22% green spaceTree canopy: 34%
More green space than 77% 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): None recorded

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 · 1.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

27

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

Nearest supermarketMega Saver · 324 m

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

464m

Post office

Nearby shops

Capital Wines220 m
Blackbird Bakery307 m
Brasileiro341 m
Tesco Express547 m

Nearby cafes

Penge Cafe305 m
Heart Of Penge(HOP)311 m
Costa318 m
Viva Cafe And Bistro339 m

Nearby restaurants

Himalayan Kitchen228 m
Friends Of Flavours228 m
El Kervan249 m
Jade Garden259 m

Nearby pubs

The Alexandra206 m
Kent House Tavern237 m
The Crooked Billet309 m
Pawleyne Arms341 m

Nearby gyms

Temple of Strength727 m
The Gym Group1.1 km

Nearby pharmacies

Touchwood Pharmacy1.1 km
Superdrug1.1 km

Nearby health

Kent House Dental Clinic524 m
Food hygiene (5-star)67% of 108

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

59

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
5.6% (good)London avg: 3.8%Strong yield — top 14% of London
Gentrification score20/100
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

21/100

Velocity score

Future outlook

53.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,799m
Crossrail 2 route9,961m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,544 nationally

1,696

Est. population

11,957/km²

67%

Employed

52%

Degree educated

£43,000

Median income

5.9%

Claimant rate

Inner cityHigh densityEstablished mixed

44

Community stability

Age profile

23%
20%
27%
16%
14%
Under 1823%
18–3420%
35–4927%
50–6416%
65+14%

Tenure

22%
30%
26%
20%
Own outright22%
Own (mortgage)30%
Private rent26%
Social rent20%
Shared ownership2%

Ethnicity

56%
14%
15%
White British56%
White Other14%
Asian4%
Black15%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine15%
No car household43%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent26%
Social rent20%

vs. London

Income vs London+2.4%
Price vs London-42.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
21
Local approval rate
63%
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)
61
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
Anne Sutherland House, Anne Sutherland House, Thesiger Road, Penge, SE20 7NN50 homes
completed
Cranbrook Court 50 Thesiger Road Penge London SE20 7NW, SE20 7NW45 homes
completed
168-170, 168-170, HIGH STREET, PENGE, SE2016 homes
completed
31, 31, Thesiger Road, Whateley Road, SE20 7NN15 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 (£300,000)

£2,500

Standard buyer

£0

First-time buyer

Save £2,500

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 7JP

Full postcodeSE20 7JP
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.416085
Longitude-0.048735
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