Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41399, -0.05013

SE20 7PU— Penge & Cator, Bromley

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

The practical family move

 

Schools 100%Safety 68/100Transport 51/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
68
Schools
60
Transport
51
Environment
69
Investment
70

The bottom line

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

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Location

SE20 7PU

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+122.0% vs London avg

Deep-dive guides for SE20 7PU

🛡️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 7PU 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 · 3 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

Prices, sales volume and market trends

Avg floor area80.1 m²

EPC breakdown

C
2%
D
7%
E
2%

Based on 11 properties · Confidence: medium

Street mix

Terraced 97%Flat 3%

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£200,250
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, no insulation (assumed)
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

1995–2022 · CAGR

+9.2%

Total change

+986%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

-135.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 39 sales

Property Type Mix

Total: 39 sales

Terraced97.4%
Flat/maisonette2.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£66k£115k+74.8%1.6
Post-dot-com plateau2001–2004£134k£215k+60.7%2.7
Pre-crash peak2005–2006£218k£226k+3.7%1.5
GFC & correction2008–2012£264k£263k-0.2%1.2
Help-to-Buy recovery2013–2016£273k£525k+92.7%1.2
Brexit uncertainty2017–2019£525k£530k+1%2
Pandemic surge2020–2021£350k£790k+125.7%1
Rate-rise correction2022–2022£711k£711k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.7%
District
9.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

37out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position10

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
9 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

58

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

4.7 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

12

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)8
Nearest car park93m
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: 9.2 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 19%
Below 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

81

Parks (1km)

30

Restaurants (800m)

8

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

4

Convenience

Nearest supermarketPenge Food Centre · 103 m

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

353m

Post office

Nearby shops

Brasileiro95 m
Blackbird Bakery287 m
Capital Wines334 m
Tesco Express340 m

Nearby cafes

Carnival Coffee Roasters117 m
Tudor Rose127 m
Heart Of Penge(HOP)145 m
Costa197 m

Nearby restaurants

El Kervan73 m
Friends Of Flavours74 m
Jade Garden78 m
Firin92 m

Nearby pubs

Pawleyne Arms133 m
The Goldsmith Arms145 m
The Moon & Stars165 m
The Crooked Billet308 m

Nearby gyms

Temple of Strength739 m

Nearby health

Kent House Dental Clinic331 m
Food hygiene (5-star)66% of 109

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

70

Investment score

Strong

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

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

35.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,881m
Crossrail 2 route9,984m

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%

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)
134
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

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Compare Bromley with nearby boroughs:

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Key facts for SE20 7PU

Full postcodeSE20 7PU
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.413986
Longitude-0.050133
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