Penge & Cator · Bromley · Beckenham and Penge constituency · 51.40749, -0.05511

SE20 7RH— Penge & Cator, Bromley

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

The practical family move

 

Schools 100%Safety 72/100Transport 47/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
72
Schools
76
Transport
47
Environment
55
Investment
39

The bottom line

SE20 7RH 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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Location

SE20 7RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE20 7RH

🛡️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 7RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Anthony's Catholic Primary School

Not yet inspected · 5 min walk

KS2: 106.0

★

Secondary

Oasis Academy Arena

Requires Improvement · Inspected Nov 2023 · 21 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 · 24 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

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

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£6,120/m²
Price per ft²£569/ft²
Avg floor area98.6 m²

EPC breakdown

C
3%
D
10%
E
4%
F
1%
G
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 78%Terraced 22%

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£246,500
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, no insulation (assumed)
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

1995–2025 · CAGR

+7.2%

Total change

+705%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.6%

per year

Acceleration

-52.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached78.3%
Terraced21.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£59k£84k+41.5%1
Post-dot-com plateau2001–2004£195k£260k+33.3%1.3
Pre-crash peak2005–2007£199k£260k+30.7%1.5
GFC & correction2009–2009£284k£284k+0%1
Help-to-Buy recovery2013–2014£318k£335k+5.5%1
Brexit uncertainty2017–2019£523k£475k-9.1%1.7
Pandemic surge2020–2020£223k£223k+0%1
Rate-rise correction2022–2022£590k£590k+0%2
Current market2024–2025£705k£475k-32.6%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
-4.7%
District
-4.7%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
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

Avenue Road Tram StopTram
5 min walk
BirkbeckNational Rail
5 min walk
Birkbeck Tram StopTram
5 min walk
Beckenham Road Tram StopTram
11 min walk
Anerley Rail StationSouthern · Windrush
11 min walk
No bus stops within 400m

35

Walkability score

26

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

17

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)3
Nearest car park95m
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: 9.7 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 6.4 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

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalBeckenham Beacon · 1.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Grace's (395 m)

Nearest supermarketThe Co-operative Food · 229 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

807m

Post office

Nearby shops

The London Brioche Company536 m
Tesco Express631 m
Brasileiro715 m
Blackbird Bakery930 m

Nearby cafes

Tudor Rose712 m
Carnival Coffee Roasters717 m
Heart Of Penge(HOP)783 m
Maple Cafe816 m

Nearby restaurants

Blue Sea Fish Bar224 m
H&H Kebab Centre327 m
Nemo's599 m
Chicken World616 m

Nearby pubs

Grace's395 m
The Maple Tree539 m
The Moon & Stars636 m
The Goldsmith Arms685 m

Nearby gyms

Crystal Palace Indoor Bowling Club634 m
Goals1.0 km
Temple of Strength1.2 km

Nearby health

Anerley Surgery421 m
Kent House Dental Clinic674 m
O'Connor and Associates Dental Surgery818 m
Park Practice @ Oaks Medical Centre846 m
Food hygiene (5-star)57% of 60

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

39

Investment score

Weak

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

Low gross yield (2.9%) 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
2.9% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score16/100
Sales last 12 months1

Rental market

High

Demand

Low

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

45.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,212m
Crossrail 2 route10,016m

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
Listed buildings (800m)
1
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)
91
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
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

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 7RH

Full postcodeSE20 7RH
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.407495
Longitude-0.055111
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