Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41881, -0.05108

SE20 7LT— Penge & Cator, Bromley

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 48/100

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
77
Schools
60
Transport
48
Environment
73
Investment
61

The bottom line

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

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Location

SE20 7LT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+2.4% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for SE20 7LT

🛡️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 7LT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Alexandra Junior School

Not yet inspected · Inspected Feb 2025 · 5 min walk

KS2: 108.0

—

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

Dulwich Wood Nursery School

Not inspected · 31 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beckenham Fire Station · 1.7km

Crime is +37% above London average

Property

Prices, sales volume and market trends

Avg floor area88.8 m²

EPC breakdown

C
2%
D
4%

Based on 6 properties · Confidence: low

Street mix

Semi 11%Terraced 90%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£222,000
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, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,668
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+9.3%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.9%

per year

Acceleration

+19.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached11.8%
Terraced88.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£66k£129k+95.5%1.3
Post-dot-com plateau2001–2004£120k£203k+69.2%1
Pre-crash peak2005–2006£208k£249k+19.8%1.5
GFC & correction2010–2010£289k£289k+0%1
Help-to-Buy recovery2013–2015£314k£462k+47%1.5
Brexit uncertainty2017–2017£490k£490k+0%1
Pandemic surge2021–2021£524k£524k+0%1
Rate-rise correction2022–2022£660k£660k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.6%
District
9.6%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Penge EastNational Rail
3 min walk
Penge West Rail StationWindrush · Southern
9 min walk
Sydenham Rail StationWindrush · Southern
12 min walk
Beckenham Road Tram StopTram
15 min walk
Anerley Rail StationSouthern · Windrush
16 min walk
No bus stops within 400m

40

Walkability score

79

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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)38
Nearest car park493m
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
NoiseLOW
none
Quieter than 70% of London
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

28 min walk

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

30

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketMega Saver · 575 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

530m

Post office

Nearby shops

Capital Wines224 m
Blackbird Bakery368 m
Jerry's439 m
Kingswood Food & Wine498 m

Nearby cafes

Penge Cafe376 m
Viva Cafe And Bistro407 m
Costa472 m
Naka Cafe478 m

Nearby restaurants

Himalayan Kitchen239 m
Yummy House364 m
Toscana Pizzeria384 m
Hayaku Sushi408 m

Nearby pubs

The Alexandra182 m
The Crooked Billet346 m
Kent House Tavern478 m
Pawleyne Arms560 m

Nearby gyms

Temple of Strength550 m
Sydenham Tennis, Squash and Croquet Club669 m
The Gym Group780 m
PureGym1.0 km

Nearby pharmacies

Touchwood Pharmacy787 m
Superdrug823 m

Nearby health

Kent House Dental Clinic855 m
Bolney Court Dental Practice856 m
Food hygiene (5-star)63% of 118

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

61

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
Gentrification score20/100

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

34.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,982m
Crossrail 2 route9,674m

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%

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)
13
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)
60
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
2, 4, Raleigh Road, Penge, SE20 7JB8 homes
completed
16, St John's Road, Penge, SE20 7ED7 homes
completed
Hollywood House, 1, Hollywood House, 1, Station Road, Penge London, SE20 7BE7 homes
completed
22, 22, Cator Road, SE26 5DS7 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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Compare Bromley with nearby boroughs:

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Key facts for SE20 7LT

Full postcodeSE20 7LT
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.418812
Longitude-0.051078
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