Penge & Cator · Bromley · Beckenham and Penge constituency · 51.40911, -0.05973

SE20 8ED— Penge & Cator, Bromley

Location and area intelligence for SE20 8ED, Penge & Cator, Bromley

High-connectivity investment target

 

Schools 0%Safety 72/100Transport 43/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
52
Safety
72
Schools
16
Transport
43
Environment
54
Investment
51

The bottom line

SE20 8ED offers low crime — strong value for Owner-occupiers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 46 min to london bridge — above average for this zone.

Less suited to Families.

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Location

SE20 8ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for SE20 8ED

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How SE20 8ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

16

Education score

Poor for families
—

Primary

St Anthony's Catholic Primary School

Not yet inspected · 1 min walk

KS2: 106.0

★

Secondary

Oasis Academy Arena

Requires Improvement · Inspected Nov 2023 · 22 min walk

P8: -0.46A8: 33.6

0% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Crosfield Nursery School

Not inspected · 24 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)

7

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 2.6km

Crime is +84% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,434/m²
Price per ft²£598/ft²
Avg floor area59 m²

EPC breakdown

C
11%
D
14%
E
6%

Based on 31 properties · Confidence: high

Street mix

Semi 12%Terraced 61%Flat 28%

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£147,500
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
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelelectricity (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

1995–2025 · CAGR

+6.3%

Total change

+527%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.7%

per year

Acceleration

+19.64

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 59 sales

Property Type Mix

Total: 59 sales

Semi-detached11.9%
Terraced59.3%
Flat/maisonette28.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£59k£70k+18.6%2.8
Post-dot-com plateau2001–2004£72k£153k+111.1%2.8
Pre-crash peak2005–2007£143k£220k+53.8%1.3
GFC & correction2008–2009£150k£158k+5.3%2
Help-to-Buy recovery2013–2016£147k£300k+104.8%2.2
Brexit uncertainty2017–2019£259k£281k+8.7%3
Pandemic surge2020–2020£250k£250k+0%2
Rate-rise correction2022–2022£383k£383k+0%3
Current market2024–2025£341k£370k+8.7%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
6.6%
District
6.6%
Terraced+0% α
Local
7.5%
District
7.5%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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

Anerley Rail StationSouthern · Windrush
7 min walk
BirkbeckNational Rail
8 min walk
Birkbeck Tram StopTram
8 min walk
Avenue Road Tram StopTram
9 min walk
Penge West Rail StationWindrush · Southern
12 min walk
No bus stops within 400m

30

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

4.4 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

14

Car parks (800m)

1

EV chargers (800m)

Nearest car park84m
Santander docks (800m)0
Nearest cycle dock4.4 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.4 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 6.5 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): 1

Landslide susceptibility: Low

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

20 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

188

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 346 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)

706m

Post office

Nearby shops

The London Brioche Company485 m
Anerley News Food & Wine502 m
Brasileiro765 m
Penge food and wine803 m

Nearby cafes

Rosie Lee's479 m
Uptown Cafe629 m
Maple Cafe720 m
Tudor Rose740 m

Nearby restaurants

H&H Kebab Centre46 m
Nemo's412 m
Blue Sea Fish Bar423 m
Chicken World438 m

Nearby pubs

The Maple Tree353 m
The Anerley Arms591 m
Grace's632 m
The Goldsmith Arms718 m

Nearby gyms

Crystal Palace Indoor Bowling Club269 m
Temple of Strength969 m

Nearby health

Anerley Surgery62 m
O'Connor and Associates Dental Surgery450 m
Park Practice @ Oaks Medical Centre511 m
Food hygiene (5-star)59% of 61

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

51

Investment score

Moderate

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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score15/100
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

42.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,521m
Crossrail 2 route9,648m

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)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
6
Local approval rate
25%
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)
88
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)

THE GROVES ESTATE, LAND BOUNDED BY, THE GROVES ESTATE, LAND BOUNDED BY, OAKFIELD ROAD, BLEAN, LAUREL, JASMINE GROVES, MAPLE RD, SE20115 homes
completed
KENT TOWER AND SURREY TOWER, KENT TOWER AND SURREY TOWER, WOODBINE GROVE, SE20 8UR49 homes
completed
209-215, 209-215, ANERLEY ROAD, SE2034 homes
completed
KENT AND SURREY TOWERS, KENT AND SURREY TOWERS, WOODBINE GROVE, SE20 8UR31 homes
completed
2, 2, Betts Way, Penge, SE20 8TZ24 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 8ED

Full postcodeSE20 8ED
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.409109
Longitude-0.059730
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