Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41788, -0.04722

SE20 7LY— Penge & Cator, Bromley

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

The family fortress

 

Top 10% LondonSchools 100%Safety 80/100Transport 39/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
73
Safety
80
Schools
60
Transport
39
Environment
78
Investment
24

The bottom line

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

Less suited to Car-free commuters.

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Location

SE20 7LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for SE20 7LY

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE20 7LY 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 · 4 min walk

KS2: 108.0

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 6 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 · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.0 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

+28% vs borough

Crime by type

Other26%
Vehicle crime24%
Violence & sexual offences15%
Anti-social behaviour13%
Burglary11%
Theft5%
Robbery5%
Drug offences1%

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 · 1.4km

Crime is +5% 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£7,390/m²
Price per ft²£687/ft²
Avg floor area144.8 m²

EPC breakdown

C
5%
D
20%
E
9%
F
4%

Based on 38 properties · Confidence: high

Street mix

Semi 64%Terraced 2%Detached 15%Flat 17%Other 2%

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£362,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,293
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.2%

Total change

+698%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.8%

per year

Acceleration

-52.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 46 sales

Property Type Mix

Total: 46 sales

Detached15.2%
Semi-detached65.2%
Terraced2.2%
Flat/maisonette17.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£98k£213k+116.8%2
Post-dot-com plateau2001–2004£250k£138k-45%1.7
Pre-crash peak2006–2007£374k£400k+7.1%2.5
GFC & correction2008–2012£207k£371k+79.2%1.5
Help-to-Buy recovery2013–2016£630k£930k+47.6%1.8
Brexit uncertainty2018–2019£1.02m£1.19m+16.1%2
Pandemic surge2020–2021£630k£1.15m+81.7%1
Rate-rise correction2022–2023£619k£1.15m+85.9%2.5
Current market2024–2025£1.30m£783k-39.8%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
9.9%
District
9.9%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Kent HouseNational Rail
8 min walk
Penge West Rail StationWindrush · Southern
12 min walk
Beckenham Road Tram StopTram
12 min walk
Sydenham Rail StationWindrush · Southern
14 min walk
Avenue Road Tram StopTram
16 min walk
No bus stops within 400m

33

Walkability score

42

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)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park483m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% of London

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): 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

BROMLEY DIABETES SERVICE (BECKENHAM)

BECKENHAM BEACON, 379 CROYDON ROAD, BR3 3QL

21 min walk

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBeckenham Beacon · 1.7 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

22

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketMega Saver · 550 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

647m

Post office

Nearby shops

Capital Wines330 m
Blackbird Bakery473 m
Brasileiro567 m
Jerry's669 m

Nearby cafes

Penge Cafe476 m
Viva Cafe And Bistro513 m
Costa522 m
Heart Of Penge(HOP)528 m

Nearby restaurants

Himalayan Kitchen347 m
Friends Of Flavours452 m
El Kervan473 m
Yummy House473 m

Nearby pubs

Kent House Tavern208 m
The Alexandra282 m
The Crooked Billet465 m
Pawleyne Arms563 m

Nearby gyms

HSBC Sports and Social Club724 m
The Gym Group898 m

Nearby pharmacies

Touchwood Pharmacy916 m
Superdrug960 m

Nearby health

Kent House Dental Clinic721 m
Food hygiene (5-star)63% of 80

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

24

Investment score

Weak

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

Low gross yield (1.6%) 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
1.6% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score23/100
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

58.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,708m
Crossrail 2 route9,960m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,587 nationally

1,470

Est. population

4,174/km²

62%

Employed

59%

Degree educated

£43,000

Median income

3.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

24%
23%
21%
20%
Under 1824%
18–3412%
35–4923%
50–6421%
65+20%

Tenure

40%
44%
Own outright40%
Own (mortgage)44%
Private rent11%
Social rent4%
Shared ownership0%

Ethnicity

58%
White British58%
White Other12%
Asian9%
Black9%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine9%
No car household14%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent11%
Social rent4%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
17
Local approval rate
40%
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)
56
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)

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
31, 31, Thesiger Road, Whateley Road, SE20 7NN15 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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Key facts for SE20 7LY

Full postcodeSE20 7LY
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.417885
Longitude-0.047220
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