Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41376, -0.05000

SE20 7PT— Penge & Cator, Bromley

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

The practical family move

 

Schools 100%Safety 68/100Transport 51/100Low yield 2.97%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
68
Schools
60
Transport
51
Environment
72
Investment
45

The bottom line

SE20 7PT offers exceptional schools (100% Good/Outstanding) and low crime at £566,500 median — a strong choice for Families.

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Location

SE20 7PT

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+8.9% vs London avg
vs London income+2.4% vs London avg
vs London crime+122.0% vs London avg

Deep-dive guides for SE20 7PT

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE20 7PT 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 · 2 min walk

KS2: 103.5

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 8 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 · 34 min walk

7 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 · 1.3km

Crime is +122% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£566,500

Median sale price

Above London median by 9%

£566,500 is 9% above the London median (£520,000)

-5.7%

This year

Terraced

Dominant type

Price history

5-year change
0.0%
Sales (24 months)6
New build0.0%
Avg terraced£566,500
Price per m²£6,712/m²
Price per ft²£624/ft²
Avg floor area84.5 m²

EPC breakdown

C
5%
D
14%
E
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 5%Terraced 95%

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£15,825
First-time buyerFTB
£7,075
Additional propertyBTL/2nd
£32,820

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

13.2×

Price-to-income

£2,834/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£211,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 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

1996–2026 · CAGR

+7.1%

Total change

+680%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.2%

per year

Acceleration

-23.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached5.1%
Terraced94.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£71k£122k+72.7%1.4
Post-dot-com plateau2001–2004£148k£217k+46.6%3
Pre-crash peak2005–2006£226k£226k+0%3.5
GFC & correction2008–2012£250k£270k+8%1.7
Help-to-Buy recovery2014–2016£250k£535k+114%1
Brexit uncertainty2017–2019£480k£500k+4.2%1
Pandemic surge2020–2020£550k£550k+0%1
Current market2024–2026£500k£550k+10%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.6%
District
7.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

57

Walkability score

55

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

12

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)8
Nearest car park114m
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: 9.3 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 7.2 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

21 min walk

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBeckenham Beacon · 1.5 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

79

Parks (1km)

28

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

Nearest supermarketPenge Food Centre · 92 m

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

369m

Post office

Nearby shops

Brasileiro90 m
Blackbird Bakery311 m
Tesco Express313 m
Capital Wines361 m

Nearby cafes

Carnival Coffee Roasters118 m
Tudor Rose128 m
Heart Of Penge(HOP)161 m
Costa217 m

Nearby restaurants

El Kervan96 m
Friends Of Flavours99 m
Jade Garden99 m
Firin100 m

Nearby pubs

Pawleyne Arms141 m
The Goldsmith Arms142 m
The Moon & Stars147 m
The Crooked Billet332 m

Nearby gyms

Temple of Strength761 m

Nearby health

Kent House Dental Clinic305 m
Food hygiene (5-star)68% 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

45

Investment score

Moderate

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

Low gross yield (3.0%) 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
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score20/100
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

50.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,870m
Crossrail 2 route10,004m

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%
Price vs London+8.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
19
Local approval rate
67%
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)
143
Largest scheme
64 homes · ROYSTON SCHOOL SITE, ROYSTON SCHOOL SITE, FRANKLIN ROAD, SE20
Pipeline pressure
NONE

Named schemes (500m)

ROYSTON SCHOOL SITE, ROYSTON SCHOOL SITE, FRANKLIN ROAD, SE2064 homes
completed
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
PENGE AMBULANCE STATION, PENGE AMBULANCE STATION, FRANKLIN ROAD, SE20 8HW24 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 (£566,500)

£15,825

Standard buyer

£7,075

First-time buyer

Save £8,750

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 7PT

Full postcodeSE20 7PT
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.413759
Longitude-0.049999
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