Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41357, -0.05487

SE20 8HS— Penge & Cator, Bromley

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

The practical family move

 

Schools 100%Safety 71/100Transport 43/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
71
Schools
60
Transport
43
Environment
53
Investment
38

The bottom line

SE20 8HS offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE20 8HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+95.0% vs London avg

Deep-dive guides for SE20 8HS

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The practical family move”

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How SE20 8HS 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 · 2 min walk

KS2: 101.0

—

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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

127.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+138% vs borough

Crime by type

Violence & sexual offences29%
Other25%
Anti-social behaviour16%
Vehicle crime14%
Drug offences8%
Burglary5%
Theft2%
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 · 1.6km

Crime is +95% 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£6,538/m²
Price per ft²£607/ft²
Avg floor area80.1 m²

EPC breakdown

C
13%
D
3%
E
3%

Based on 19 properties · Confidence: medium

Street mix

Semi 20%Terraced 80%

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£200,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
RoofPitched, 75 mm loft insulation
Heating fuelmains gas (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

1998–2024 · CAGR

+7.4%

Total change

+541%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.7%

per year

Acceleration

-31.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached20%
Terraced80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£82k£82k+0%1
Post-dot-com plateau2001–2004£135k£190k+41.3%2.5
Pre-crash peak2005–2007£189k£240k+27.3%1.5
GFC & correction2010–2010£198k£198k+0%1
Help-to-Buy recovery2015–2015£362k£362k+0%1
Brexit uncertainty2017–2017£425k£425k+0%1
Rate-rise correction2022–2023£450k£563k+25%1
Current market2024–2024£525k£525k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.8%
District
8.8%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Penge East→ Victoria· 4 tph
19 min

Nearby stations

Penge West Rail StationWindrush · Southern
8 min walk
Penge EastNational Rail
8 min walk
Anerley Rail StationSouthern · Windrush
10 min walk
Avenue Road Tram StopTram
11 min walk
Beckenham Road Tram StopTram
11 min walk
No bus stops within 400m

60

Walkability score

119

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

19

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)38
Nearest car park228m
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: 9.1 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 67%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 7.1 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

22 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBeckenham Beacon · 1.8 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

83

Parks (1km)

34

Restaurants (800m)

11

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketMega Saver · 249 m
1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

132m

Post office

Nearby shops

The London Brioche Company140 m
Brasileiro257 m
Blackbird Bakery273 m
Jerry's410 m

Nearby cafes

Maple Cafe140 m
Mable Cafe174 m
Costa195 m
Heart Of Penge(HOP)205 m

Nearby restaurants

The Rice Hut101 m
Great Wall183 m
Dallas Chicken & Pizza194 m
KFC196 m

Nearby pubs

Pawleyne Arms200 m
The Goldsmith Arms207 m
The Maple Tree265 m
The Moon & Stars285 m

Nearby gyms

Temple of Strength545 m
Crystal Palace Indoor Bowling Club633 m
Sydenham Tennis, Squash and Croquet Club990 m

Nearby health

Kent House Dental Clinic551 m
Park Practice @ Oaks Medical Centre586 m
Anerley Surgery643 m
O'Connor and Associates Dental Surgery786 m
Food hygiene (5-star)65% of 130

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

38

Investment score

Weak

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score20/100
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

42.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,207m
Crossrail 2 route9,714m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,276 nationally

1,527

Est. population

12,554/km²

61%

Employed

36%

Degree educated

£37,100

Median income

6.3%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

37

Community stability

Age profile

23%
22%
26%
20%
Under 1823%
18–3422%
35–4926%
50–6420%
65+10%

Tenure

17%
25%
50%
Own outright7%
Own (mortgage)17%
Private rent25%
Social rent50%
Shared ownership1%
Rent free0%

Ethnicity

42%
14%
23%
White British42%
White Other14%
Asian8%
Black23%
Mixed11%
Other3%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine24%
No car household51%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent50%
Private rent25%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
10
Local approval rate
75%
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)
106
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
PENGE AMBULANCE STATION, PENGE AMBULANCE STATION, FRANKLIN ROAD, SE20 8HW24 homes
completed
MAPLE COURT (1-36), MAPLE COURT (1-36), MAPLE ROAD, SE20 8HN24 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 8HS

Full postcodeSE20 8HS
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.413570
Longitude-0.054868
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