Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41069, -0.05226

SE20 7RU— Penge & Cator, Bromley

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

The practical family move

 

Schools 100%Safety 68/100Transport 49/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
63
Safety
68
Schools
60
Transport
49
Environment
52
Investment
70

The bottom line

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

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Location

SE20 7RU

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 7RU

🛡️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 7RU 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 · 4 min walk

KS2: 103.5

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 12 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 · 29 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 area81.7 m²

EPC breakdown

B
8%
C
10%
D
2%

Based on 20 properties · Confidence: medium

Street mix

Terraced 8%Flat 92%

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£204,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsTimber frame, as built, insulated (assumed)
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,668
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2022 · CAGR

+5.9%

Total change

+98%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

-11.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 12 sales

Property Type Mix

Total: 12 sales

Terraced8.3%
Flat/maisonette91.7%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2010£220k£220k+0%1
Help-to-Buy recovery2016–2016£440k£440k+0%1
Brexit uncertainty2017–2017£435k£435k+0%7
Pandemic surge2021–2021£460k£460k+0%1
Rate-rise correction2022–2022£436k£436k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
0%
District
0%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

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
Kent House

Nearby stations

Avenue Road Tram StopTram
6 min walk
Kent HouseNational Rail
6 min walk
Beckenham Road Tram StopTram
8 min walk
Birkbeck Tram StopTram
10 min walk
Anerley Rail StationSouthern · Windrush
12 min walk
No bus stops within 400m

47

Walkability score

66

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

14

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)8
Nearest car park155m
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 waterLOW
Low
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: 9.5 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 67%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 6.8 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

18 min walk

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBeckenham Beacon · 1.5 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

93

Parks (1km)

32

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

Nearest supermarketPenge Food Centre · 297 m

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

491m

Post office

Nearby shops

The London Brioche Company262 m
Tesco Express287 m
Brasileiro314 m
Blackbird Bakery567 m

Nearby cafes

Tudor Rose319 m
Carnival Coffee Roasters322 m
Heart Of Penge(HOP)400 m
Costa447 m

Nearby restaurants

Belash Tandoori276 m
Traditional Fish & Chips316 m
Great Wall338 m
Firin353 m

Nearby pubs

The Moon & Stars230 m
The Goldsmith Arms294 m
Pawleyne Arms348 m
The Maple Tree413 m

Nearby gyms

Crystal Palace Indoor Bowling Club726 m
Temple of Strength913 m

Nearby health

Kent House Dental Clinic325 m
Anerley Surgery610 m
Food hygiene (5-star)65% of 119

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

34.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,004m
Crossrail 2 route10,025m

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)
7
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
14
Local approval rate
80%
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)
142
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
PENGE AMBULANCE STATION, PENGE AMBULANCE STATION, FRANKLIN ROAD, SE20 8HW24 homes
completed
168-170, 168-170, HIGH STREET, PENGE, SE2016 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 7RU

Full postcodeSE20 7RU
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.410694
Longitude-0.052258
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