Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41127, -0.06126

SE20 8JZ— Penge & Cator, Bromley

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

Under-the-radar value

 

Safety 70/100Transport 48/100Yield 6.18%

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
56
Safety
70
Schools
—
Transport
48
Environment
55
Investment
64

The bottom line

SE20 8JZ offers low crime at £272,000 median — a strong choice for Families.

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Location

SE20 8JZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-47.7% vs London avg
vs London income-11.7% vs London avg
vs London crime+105.0% vs London avg

Deep-dive guides for SE20 8JZ

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

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“Under-the-radar value”

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How SE20 8JZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St Anthony's Catholic Primary School

Not yet inspected · 3 min walk

KS2: 106.0

—

Secondary

Harris City Academy Crystal Palace

Not yet inspected · Inspected Apr 2025 · 14 min walk

P8: +0.29A8: 51.8

Childcare

Childcare

Crosfield Nursery School

Not inspected · 26 min walk

6 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 2.8km

Crime is +105% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£272,000

Median sale price

Bottom 25% — 48% below London median

£272,000 is 48% below the London median (£520,000)

+40.0%

This year

Flat

Dominant type

Price history

5-year change
+11.0%
Sales (24 months)5
New build0.0%
Avg flat£272,000
Price per m²£5,241/m²
Price per ft²£487/ft²
Avg floor area52.2 m²

EPC breakdown

B
2%
C
13%
D
17%
E
5%
G
1%

Based on 38 properties · Confidence: high

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

Stamp duty

Standard buyer£1,100
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,260

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

7.3×

Price-to-income

£1,361/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£130,500
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)
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2025 · CAGR

+5.7%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.8%

per year

Acceleration

+27.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 73 sales

Property Type Mix

Total: 73 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£56k£67k+19.6%3.4
Post-dot-com plateau2001–2004£80k£147k+84.9%4.8
Pre-crash peak2005–2007£157k£173k+9.9%2.3
GFC & correction2008–2011£168k£149k-11.2%1.5
Help-to-Buy recovery2013–2016£150k£278k+85%2
Brexit uncertainty2017–2019£294k£290k-1.2%1.5
Pandemic surge2020–2021£232k£245k+5.5%2
Rate-rise correction2022–2023£339k£274k-19.2%1
Current market2024–2025£242k£280k+15.8%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.2%
District
6.2%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Anerley→ London Bridge· 2 tph
25 min

Nearby stations

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

32

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

4.2 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria44 min ↑
Waterloo49 min ↑
Canary Wharf41 min ↓
City51 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)

4

EV chargers (800m)

Total spaces (800m)8
Nearest car park142m
Santander docks (800m)0
Nearest cycle dock4.2 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: 9.2 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 10%
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): 2

Landslide susceptibility: Medium

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

23 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 1.6 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

199

Parks (1km)

10

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 609 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)

580m

Post office

Nearby shops

Anerley News Food & Wine324 m
The London Brioche Company452 m
One Stop715 m
Jerry's718 m

Nearby cafes

Rosie Lee's307 m
Uptown Cafe424 m
Maple Cafe594 m
Mable Cafe632 m

Nearby restaurants

Nemo's284 m
H&H Kebab Centre288 m
Chicken World308 m
Tony's Lunch Box Sandwich Bar322 m

Nearby pubs

The Maple Tree257 m
The Anerley Arms365 m
The Goldsmith Arms689 m
Pawleyne Arms703 m

Nearby gyms

Crystal Palace Indoor Bowling Club120 m
Temple of Strength747 m
Sydenham Tennis, Squash and Croquet Club1.2 km

Nearby health

Park Practice @ Oaks Medical Centre250 m
Anerley Surgery250 m
O'Connor and Associates Dental Surgery290 m
Food hygiene (5-star)65% of 71

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

64

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 score19/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

52.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,634m
Crossrail 2 route9,441m

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-47.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
7
Local approval rate
50%
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)
80
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£272,000)

£1,100

Standard buyer

£0

First-time buyer

Save £1,100

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 8JZ

Full postcodeSE20 8JZ
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.411266
Longitude-0.061264
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