Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41934, -0.05167

SE20 7LL— Penge & Cator, Bromley

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

The practical family move

 

Top 8% LondonSchools 100%Safety 80/100Transport 54/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
80
Schools
60
Transport
54
Environment
73
Investment
34

The bottom line

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

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Location

SE20 7LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for SE20 7LL

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

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Postcode Personality

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“The practical family move”

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How SE20 7LL 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 · 7 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.6 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+38% vs borough

Crime by type

Other40%
Violence & sexual offences18%
Anti-social behaviour13%
Vehicle crime12%
Drug offences7%
Theft4%
Burglary4%
Robbery3%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beckenham Fire Station · 1.7km

Crime is +13% 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£7,767/m²
Price per ft²£722/ft²
Avg floor area102.7 m²

EPC breakdown

C
4%
D
3%
E
2%

Based on 9 properties · Confidence: low

Street mix

Semi 6%Terraced 94%

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£256,750
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)
RoofPitched, 250 mm loft insulation
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

1995–2025 · CAGR

+7.4%

Total change

+757%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.7%

per year

Acceleration

-12.08

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached5.9%
Terraced94.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£91k£94k+3%1.7
Post-dot-com plateau2001–2001£180k£180k+0%1
Pre-crash peak2006–2006£275k£275k+0%1
Help-to-Buy recovery2014–2014£546k£546k+0%4
Brexit uncertainty2019–2019£530k£530k+0%2
Rate-rise correction2022–2022£688k£688k+0%2
Current market2024–2025£775k£780k+0.6%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9%
District
9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Trend Position40

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
2 min walk
Penge West Rail StationWindrush · Southern
8 min walk
Sydenham Rail StationWindrush · Southern
11 min walk
Beckenham Road Tram StopTram
15 min walk
Anerley Rail StationSouthern · Windrush
16 min walk
No bus stops within 400m

40

Walkability score

78

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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)38
Nearest car park553m
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: 15.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 95% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.7 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 7.7 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

29 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

39

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketMega Saver · 635 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)

563m

Post office

Nearby shops

Capital Wines280 m
Blackbird Bakery411 m
Jerry's434 m
Kingswood Food & Wine481 m

Nearby cafes

Penge Cafe420 m
Viva Cafe And Bistro448 m
Naka Cafe464 m
Mable Cafe511 m

Nearby restaurants

Himalayan Kitchen292 m
Yummy House406 m
Rebas423 m
Penge Masala428 m

Nearby pubs

The Alexandra244 m
The Crooked Billet387 m
Kent House Tavern546 m
Pawleyne Arms615 m

Nearby gyms

Temple of Strength526 m
Sydenham Tennis, Squash and Croquet Club603 m
The Gym Group727 m
PureGym966 m

Nearby pharmacies

Touchwood Pharmacy731 m
Superdrug766 m

Nearby health

Bolney Court Dental Practice784 m
Kent House Dental Clinic924 m
Food hygiene (5-star)60% of 140

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

34

Investment score

Weak

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

Low gross yield (2.2%) 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
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score24/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

59.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,027m
Crossrail 2 route9,610m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,780 nationally

1,848

Est. population

10,166/km²

70%

Employed

59%

Degree educated

£43,000

Median income

5.9%

Claimant rate

Inner cityHigh densityYoung professionals

50

Community stability

Age profile

21%
19%
30%
19%
Under 1821%
18–3419%
35–4930%
50–6419%
65+11%

Tenure

20%
40%
20%
20%
Own outright20%
Own (mortgage)40%
Private rent20%
Social rent20%
Shared ownership0%

Ethnicity

54%
14%
14%
White British54%
White Other14%
Asian7%
Black14%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine14%
No car household38%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Social rent20%
Private rent20%

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)
4
Development activity
medium
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
60%
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)
64
Largest scheme
51 homes · S T S Flooring Distributors Ltd, S T S Flooring Distributors Ltd, Green Lane, SE20 7JX
Pipeline pressure
NONE

Named schemes (500m)

36-38, 36-38, NEWLANDS PARK, SE26 5NF23 homes
completed
GARAGES ADJACENT TO, GARAGES ADJACENT TO, NEWLANDS PARK, SE26 5PP8 homes
completed
Hollywood House, 1, Hollywood House, 1, Station Road, Penge London, SE20 7BE7 homes
completed
22, 22, Cator Road, SE26 5DS7 homes
completed
16, St John's Road, Penge, SE20 7ED7 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 7LL

Full postcodeSE20 7LL
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.419344
Longitude-0.051674
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