Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41252, -0.06514

SE20 8PY— Penge & Cator, Bromley

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

London's quiet achiever

 

Safety 70/100Transport 52/100

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
49
Safety
70
Schools
—
Transport
52
Environment
80
Investment
63

The bottom line

SE20 8PY offers low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: very high noise (65 dB) — check proximity to rail lines.

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Location

SE20 8PY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: CautiousRisk: Medium

London Benchmarks

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

Deep-dive guides for SE20 8PY

🛡️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🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How SE20 8PY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

James Dixon Primary School

Not yet inspected · 4 min walk

KS2: 102.8

—

Secondary

Harris City Academy Crystal Palace

Not yet inspected · Inspected Apr 2025 · 10 min walk

P8: +0.29A8: 51.8

Childcare

Childcare

Crosfield Nursery School

Not inspected · 27 min walk

4 primaries · 1 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: H28 Woodside Fire Station · 3.0km

Crime is +105% above London average

Property

Prices, sales volume and market trends

Avg floor area58.7 m²

EPC breakdown

C
1%
D
8%

Based on 9 properties · Confidence: low

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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£146,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
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

2008–2009 · CAGR

+-12.5%

Total change

-12%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.5%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2009£200k£175k-12.5%2

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Anerley Rail StationSouthern · Windrush
1 min walk
AnerleyNational Rail
1 min walk
Penge West Rail StationWindrush · Southern
8 min walk
Crystal Palace Rail StationSouthern · Windrush
10 min walk
Birkbeck Tram StopTram
15 min walk
No bus stops within 400m

32

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

3.9 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)

2

EV chargers (800m)

Total spaces (800m)30
Nearest car park49m
Santander docks (800m)0
Nearest cycle dock3.9 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
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 6.8 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

26 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 1.3 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

146

Parks (1km)

4

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 866 m
2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

744m

Post office

Nearby shops

Anerley News Food & Wine131 m
The London Brioche Company706 m
One Stop717 m
Kingswood Food & Wine748 m

Nearby cafes

Uptown Cafe136 m
Rosie Lee's143 m
Coffee Trailer638 m
Crespidia Coffee646 m

Nearby restaurants

Tony's Lunch Box Sandwich Bar117 m
Mamma Mia122 m
Anerley Chippy149 m
Nemo's511 m

Nearby pubs

The Anerley Arms62 m
Douglas Fir473 m
The Maple Tree514 m
Bridge House703 m

Nearby gyms

Crystal Palace Indoor Bowling Club268 m
Temple of Strength734 m
Lewis Sports Centre772 m
Crystal Palace National Sports Centre882 m

Nearby health

Park Practice @ Oaks Medical Centre147 m
O'Connor and Associates Dental Surgery165 m
Anerley Surgery497 m
Food hygiene (5-star)59% of 39

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

63

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
Gentrification score15/100

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

18.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,912m
Crossrail 2 route9,138m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
7
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)
15
Largest scheme
129 homes · Anerley School For Boys, Anerley School For Boys, Versailles Road, SE20 8AX
Pipeline pressure
NONE

Named schemes (500m)

James Dixon Primary School, James Dixon Primary School, Anerley Park, SE20 8ND46 homes
completed
ADA SALTER HOUSE, 174, ADA SALTER HOUSE, 174, ANERLEY ROAD, SE20 8DB36 homes
completed
2, 2, Betts Way, Penge, SE20 8TZ24 homes
completed
11, 11, Minden Road, SE20 8EE23 homes
completed
Community Centre, Community Centre, Castledine Road, Penge, SE20 8AE23 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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Compare Bromley with nearby boroughs:

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Key facts for SE20 8PY

Full postcodeSE20 8PY
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.412517
Longitude-0.065137
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