Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41104, -0.05782

SE20 8EU— Penge & Cator, Bromley

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

The practical family move

 

Schools 100%Safety 70/100Transport 41/100Low yield 2.65%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
70
Schools
60
Transport
41
Environment
55
Investment
52

The bottom line

SE20 8EU offers exceptional schools (100% Good/Outstanding) and low crime at £635,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE20 8EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+22.1% vs London avg
vs London income-11.7% vs London avg
vs London crime+105.0% vs London avg

Deep-dive guides for SE20 8EU

🛡️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 8EU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Anthony's Catholic Primary School

Not yet inspected · 2 min walk

KS2: 106.0

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 16 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 · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

133.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+150% vs borough

Crime by type

Other32%
Anti-social behaviour23%
Violence & sexual offences18%
Vehicle crime9%
Burglary8%
Drug offences6%
Theft4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beckenham Fire Station · 1.7km

Crime is +105% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£635,000

Median sale price

Above London median by 22%

£635,000 is 22% above the London median (£520,000)

+61.5%

This year

Flat

Dominant type

Price history

5-year change
+15.8%
Sales (24 months)6
New build0.0%
Avg semi-detached£775,000
Avg terraced£725,000
Avg flat£405,000
Price per m²£9,137/m²
Price per ft²£849/ft²
Avg floor area73.4 m²

EPC breakdown

B
2%
C
23%
D
18%
E
4%
G
1%

Based on 48 properties · Confidence: high

Street mix

Semi 15%Terraced 23%Flat 63%

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

Stamp duty

Standard buyer£19,250
First-time buyerFTB
£19,250
Additional propertyBTL/2nd
£38,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

17.1×

Price-to-income

£3,177/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£183,500
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
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

1995–2026 · CAGR

+8.7%

Total change

+1236%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.6%

per year

Acceleration

+18.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 70 sales

Property Type Mix

Total: 70 sales

Semi-detached14.3%
Terraced25.7%
Flat/maisonette60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£72k+24.6%1.6
Post-dot-com plateau2001–2004£118k£119k+1.1%4
Pre-crash peak2005–2007£153k£185k+20.6%3
GFC & correction2008–2012£180k£240k+33.4%1.2
Help-to-Buy recovery2013–2016£174k£410k+135.6%2.5
Brexit uncertainty2017–2019£426k£248k-41.8%3
Pandemic surge2021–2021£548k£548k+0%2
Rate-rise correction2022–2023£475k£405k-14.7%4
Current market2024–2026£545k£775k+42.2%2

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
7.1%
District
7.1%
Terraced+0% α
Local
21.7%
District
21.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Penge West→ London Bridge· 2 tph
24 min

Nearby stations

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

41

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

4.4 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

18

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)8
Nearest car park155m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above 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): 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

21 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 1.8 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

131

Parks (1km)

30

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 532 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)

455m

Post office

Nearby shops

The London Brioche Company243 m
Brasileiro534 m
Anerley News Food & Wine565 m
Blackbird Bakery619 m

Nearby cafes

Maple Cafe468 m
Tudor Rose503 m
Mable Cafe507 m
Carnival Coffee Roasters512 m

Nearby restaurants

Nemo's175 m
Chicken World198 m
H&H Kebab Centre236 m
The Rice Hut417 m

Nearby pubs

The Maple Tree111 m
The Goldsmith Arms483 m
The Moon & Stars502 m
Pawleyne Arms508 m

Nearby gyms

Crystal Palace Indoor Bowling Club341 m
Temple of Strength756 m

Nearby health

Anerley Surgery295 m
Park Practice @ Oaks Medical Centre444 m
O'Connor and Associates Dental Surgery528 m
Kent House Dental Clinic703 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

52

Investment score

Moderate

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

Low gross yield (2.6%) 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
2.6% (low)London avg: 3.8%Below average yield — bottom 71%
Gentrification score25/100
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

56.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,393m
Crossrail 2 route9,665m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,701 nationally

1,665

Est. population

5,164/km²

69%

Employed

50%

Degree educated

£37,100

Median income

6.2%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

37

Community stability

Age profile

21%
26%
26%
18%
Under 1822%
18–3426%
35–4927%
50–6418%
65+8%

Tenure

25%
33%
28%
Own outright11%
Own (mortgage)25%
Private rent33%
Social rent28%
Shared ownership4%

Ethnicity

44%
16%
22%
White British44%
White Other16%
Asian8%
Black22%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine18%
No car household45%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent33%
Social rent28%

vs. London

Income vs London-11.7%
Price vs London+22.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
7
Local approval rate
67%
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)
90
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
Yeoman House, 57, 63, Croydon Road, Penge, SE20 7TS57 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£635,000)

£19,250

Standard buyer

£19,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE20 8EU

Full postcodeSE20 8EU
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.411038
Longitude-0.057823
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