Penge & Cator · Bromley · Beckenham and Penge constituency · 51.40688, -0.05565

SE20 7RF— Penge & Cator, Bromley

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

The practical family move

 

Schools 100%Safety 72/100Transport 48/100

Best for: Families, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
59
Safety
72
Schools
76
Transport
48
Environment
56
Investment
65

The bottom line

SE20 7RF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 46 min to london bridge — above average for this zone.

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Toggle the things that matter to you — see how SE20 7RF scores on each.

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Do you work from home?
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Location

SE20 7RF

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+7.9% vs London avg
vs London crime+84.0% vs London avg

Deep-dive guides for SE20 7RF

🛡️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 7RF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

Stewart Fleming Primary School

Not yet inspected · 5 min walk

KS2: 102.5

★

Secondary

Oasis Academy Arena

Requires Improvement · Inspected Nov 2023 · 20 min walk

P8: -0.46A8: 33.6

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

119.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+124% vs borough

Crime by type

Other34%
Violence & sexual offences19%
Vehicle crime16%
Anti-social behaviour14%
Burglary8%
Drug offences6%
Robbery2%
Theft1%

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 · 1.5km

Crime is +84% above London average

Property

Prices, sales volume and market trends

Avg floor area100.3 m²

EPC breakdown

D
4%

Based on 4 properties · Confidence: low

Street mix

Semi 17%Terraced 83%

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£250,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+7.4%

Total change

+383%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.4%

per year

Acceleration

-52.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£105k£105k+0%1
GFC & correction2010–2010£245k£245k+0%1
Help-to-Buy recovery2014–2014£475k£475k+0%1
Brexit uncertainty2019–2019£630k£630k+0%1
Pandemic surge2021–2021£508k£508k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Birkbeck→ London Bridge· 2 tph
35 min

Nearby stations

BirkbeckNational Rail
4 min walk
Birkbeck Tram StopTram
4 min walk
Avenue Road Tram StopTram
5 min walk
Harrington Road Tram StopTram
11 min walk
Beckenham Road Tram StopTram
11 min walk
2 bus routes · 8 stops within 400m · 22 buses/hr peak

46

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

Central London commute times

London Bridge ★46 min
Victoria48 min ↑
Waterloo56 min ↑
Canary Wharf53 min ↑
City58 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

15

Car parks (800m)

1

EV chargers (800m)

Nearest car park139m
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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.8 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 6.3 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

15 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBeckenham Beacon · 1.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

140

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 161 m
1 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)

876m

Post office

Nearby shops

The London Brioche Company606 m
Tesco Express705 m
Brasileiro792 m
Blackbird Bakery1.0 km

Nearby cafes

Tudor Rose789 m
Carnival Coffee Roasters793 m
Rosie Lee's851 m
Heart Of Penge(HOP)859 m

Nearby restaurants

Blue Sea Fish Bar146 m
H&H Kebab Centre341 m
Nemo's655 m
Chicken World673 m

Nearby pubs

Grace's324 m
The Maple Tree592 m
The Moon & Stars714 m
The Goldsmith Arms762 m

Nearby gyms

Crystal Palace Indoor Bowling Club645 m
Goals984 m

Nearby health

Anerley Surgery422 m
Kent House Dental Clinic747 m
O'Connor and Associates Dental Surgery822 m
Park Practice @ Oaks Medical Centre874 m
Food hygiene (5-star)59% of 39

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

65

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 score15/100

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

29.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,257m
Crossrail 2 route10,014m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,477 nationally

1,514

Est. population

11,123/km²

62%

Employed

41%

Degree educated

£45,300

Median income

5.3%

Claimant rate

Inner cityHigh densityEstablished mixed

49

Community stability

Age profile

22%
19%
26%
19%
14%
Under 1822%
18–3419%
35–4926%
50–6419%
65+14%

Tenure

27%
31%
21%
20%
Own outright27%
Own (mortgage)31%
Private rent21%
Social rent21%
Shared ownership1%

Ethnicity

53%
16%
White British53%
White Other12%
Asian6%
Black16%
Mixed11%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine18%
No car household36%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent21%
Social rent20%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
9
Local approval rate
50%
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)
89
Largest scheme
64 homes · ROYSTON SCHOOL SITE, ROYSTON SCHOOL SITE, FRANKLIN ROAD, SE20
Pipeline pressure
NONE

Named schemes (500m)

Yeoman House, 57, 63, Croydon Road, Penge, SE20 7TS57 homes
completed
5-15, 5-15, AVENUE ROAD, SE20 7RT38 homes
completed
19, 19, OAK GROVE ROAD, SE20 7RG13 homes
completed
158, 160, Ravenscroft Road, BR3 4TW9 homes
completed
Minard Court, 160, 4, Ravenscroft Road, BR3 4TW9 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 7RF

Full postcodeSE20 7RF
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.406883
Longitude-0.055655
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