Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41143, -0.05932

SE20 8LA— Penge & Cator, Bromley

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

High-connectivity investment target

 

Safety 71/100Transport 42/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
47
Safety
71
Schools
—
Transport
42
Environment
55
Investment
53

The bottom line

SE20 8LA offers low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE20 8LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment 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 8LA

🛡️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 8LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St Anthony's Catholic Primary School

Not yet inspected · 2 min walk

KS2: 106.0

—

Secondary

Harris City Academy Crystal Palace

Not yet inspected · Inspected Apr 2025 · 15 min walk

P8: +0.29A8: 51.8

Childcare

Childcare

Crosfield Nursery School

Not inspected · 27 min walk

7 primaries · 0 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beckenham Fire Station · 1.8km

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£5,372/m²
Price per ft²£499/ft²
Avg floor area61.5 m²

EPC breakdown

B
7%
C
24%
D
9%
E
2%
F
1%

Based on 43 properties · Confidence: high

Street mix

Semi 17%Terraced 14%Flat 66%Other 3%

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£153,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+6.7%

Total change

+442%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.5%

per year

Acceleration

+48.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached18.5%
Terraced14.8%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£60k£60k+0%2
Post-dot-com plateau2001–2004£135k£152k+12.4%1.5
Pre-crash peak2006–2007£250k£279k+11.4%1.5
Help-to-Buy recovery2013–2016£210k£660k+214.3%1
Brexit uncertainty2017–2019£816k£333k-59.2%3.3
Rate-rise correction2022–2023£1.02m£380k-62.7%1
Current market2025–2025£325k£325k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.9%
District
6.9%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing11
Trend Position100

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
6 min walk
Penge West Rail StationWindrush · Southern
9 min walk
Penge WestNational Rail
9 min walk
Avenue Road Tram StopTram
11 min walk
Birkbeck Tram StopTram
11 min walk
No bus stops within 400m

38

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

4.3 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 park186m
Santander docks (800m)0
Nearest cycle dock4.3 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 AONB15% green spaceTree canopy: 31%
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

22 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 1.7 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

131

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 586 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)

473m

Post office

Nearby shops

The London Brioche Company316 m
Anerley News Food & Wine459 m
Brasileiro608 m
Blackbird Bakery647 m

Nearby cafes

Rosie Lee's443 m
Maple Cafe487 m
Mable Cafe526 m
Uptown Cafe551 m

Nearby restaurants

Nemo's169 m
Chicken World195 m
H&H Kebab Centre263 m
The Rice Hut435 m

Nearby pubs

The Maple Tree126 m
The Anerley Arms484 m
The Goldsmith Arms556 m
Pawleyne Arms572 m

Nearby gyms

Crystal Palace Indoor Bowling Club250 m
Temple of Strength710 m
Sydenham Tennis, Squash and Croquet Club1.2 km

Nearby health

Anerley Surgery280 m
Park Practice @ Oaks Medical Centre333 m
O'Connor and Associates Dental Surgery427 m
Food hygiene (5-star)63% of 91

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

53

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score16/100
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

35.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,500m
Crossrail 2 route9,552m

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)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
5
Local approval rate
33%
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

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Key facts for SE20 8LA

Full postcodeSE20 8LA
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.411431
Longitude-0.059316
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