Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41065, -0.05447

SE20 7RX— Penge & Cator, Bromley

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 46/100~6% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
65
Safety
72
Schools
60
Transport
46
Environment
53
Investment
65

The bottom line

SE20 7RX offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

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Location

SE20 7RX

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 7RX

🛡️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

“High-connectivity investment target”

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How SE20 7RX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St John's Church of England Primary School

Not yet inspected · Inspected Dec 2024 · 6 min walk

KS2: 101.0

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 14 min walk

P8: +0.99A8: 58.5

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 28 min walk

7 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beckenham Fire Station · 1.4km

Crime is +84% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,882/m²
Price per ft²£546/ft²
Avg floor area45.4 m²

EPC breakdown

C
19%
D
8%

Based on 27 properties · Confidence: medium

Street mix

Flat 100%

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£113,500
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)
Roof(another dwelling above)
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

1998–2025 · CAGR

+6.3%

Total change

+419%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.8%

per year

Acceleration

+12.91

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 47 sales

Property Type Mix

Total: 47 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£52k£65k+25.9%2.3
Post-dot-com plateau2001–2004£67k£117k+73.5%4.2
Pre-crash peak2006–2006£140k£140k+0%3
GFC & correction2008–2011£120k£125k+4.2%1
Help-to-Buy recovery2014–2016£215k£305k+41.9%1.3
Brexit uncertainty2019–2019£264k£264k+0%2
Pandemic surge2020–2021£240k£260k+8.4%1.5
Rate-rise correction2022–2023£264k£250k-5.1%2
Current market2025–2025£270k£270k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.4%
District
6.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Birkbeck

Nearby stations

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

42

Walkability score

66

Footpaths (500m)

0

Santander docks (800m)

4.6 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

17

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)8
Nearest car park82m
Santander docks (800m)0
Nearest cycle dock4.6 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: 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: 9.4 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 6.7 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

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalBeckenham Beacon · 1.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

107

Parks (1km)

34

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketPenge Food Centre · 375 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)

458m

Post office

Nearby shops

The London Brioche Company188 m
Brasileiro385 m
Tesco Express440 m
Blackbird Bakery576 m

Nearby cafes

Tudor Rose372 m
Carnival Coffee Roasters378 m
Heart Of Penge(HOP)436 m
Costa466 m

Nearby restaurants

Nemo's318 m
Chicken World324 m
Belash Tandoori364 m
H&H Kebab Centre365 m

Nearby pubs

The Maple Tree278 m
The Moon & Stars323 m
The Goldsmith Arms346 m
Pawleyne Arms391 m

Nearby gyms

Crystal Palace Indoor Bowling Club572 m
Temple of Strength851 m

Nearby health

Anerley Surgery463 m
Kent House Dental Clinic477 m
Park Practice @ Oaks Medical Centre671 m
O'Connor and Associates Dental Surgery763 m
Food hygiene (5-star)62% of 126

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
Gross yield
6.2% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score21/100
Sales last 12 months2

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

17/100

Velocity score

Future outlook

58.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,158m
Crossrail 2 route9,891m

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)
7
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
11
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)
96
Largest scheme
115 homes · THE GROVES ESTATE, LAND BOUNDED BY, THE GROVES ESTATE, LAND BOUNDED BY, OAKFIELD ROAD, BLEAN, LAUREL, JASMINE GROVES, MAPLE RD, 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
MAPLE COURT (1-36), MAPLE COURT (1-36), MAPLE ROAD, SE20 8HN24 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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Key facts for SE20 7RX

Full postcodeSE20 7RX
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.410649
Longitude-0.054474
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