Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41586, -0.05766

SE20 8RY— Penge & Cator, Bromley

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

City living at its best

 

Safety 80/100Transport 52/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
60
Safety
80
Schools
—
Transport
52
Environment
78
Investment
43

The bottom line

SE20 8RY offers low crime and a green environment — a strong choice for Families.

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Location

SE20 8RY

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+12.0% vs London avg

Deep-dive guides for SE20 8RY

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

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How SE20 8RY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Harris Primary Academy Crystal Palace

Not yet inspected · 1 min walk

KS2: 103.8

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 14 min walk

P8: +0.99A8: 58.5

Childcare

Childcare

Crosfield Nursery School

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.9 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+37% vs borough

Crime by type

Other28%
Violence & sexual offences28%
Anti-social behaviour23%
Vehicle crime8%
Drug offences6%
Burglary4%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beckenham Fire Station · 1.8km

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,557/m²
Price per ft²£609/ft²
Avg floor area89.8 m²

EPC breakdown

C
15%
D
20%
E
13%
F
2%
G
1%

Based on 51 properties · Confidence: high

Street mix

Semi 26%Terraced 5%Flat 68%Other 2%

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£224,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,459
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6%

Total change

+479%

Market Activity

Price Velocity & Acceleration

Current Velocity

+77.6%

per year

Acceleration

+66.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 61 sales

Property Type Mix

Total: 61 sales

Semi-detached27.9%
Terraced4.9%
Flat/maisonette67.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£126k£91k-27.6%3.2
Post-dot-com plateau2001–2004£65k£137k+110%2.5
Pre-crash peak2005–2007£178k£240k+35%4.3
GFC & correction2009–2012£250k£755k+202%2.2
Help-to-Buy recovery2013–2015£305k£970k+218%2
Brexit uncertainty2017–2019£1.04m£221k-78.8%1.5
Pandemic surge2020–2021£800k£395k-50.6%1
Rate-rise correction2022–2023£852k£370k-56.5%1.5
Current market2024–2025£411k£730k+77.6%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
9.8%
District
9.8%
Semi-detached+0% α
Local
10.1%
District
10.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Penge West Rail StationWindrush · Southern
4 min walk
Penge WestNational Rail
4 min walk
Anerley Rail StationSouthern · Windrush
9 min walk
Crystal Palace Rail StationWindrush · Southern
13 min walk
Avenue Road Tram StopTram
14 min walk
No bus stops within 400m

50

Walkability score

102

Footpaths (500m)

0

Santander docks (800m)

4.2 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

14

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)38
Nearest car park193m
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 waterMEDIUM
Medium
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: 8.8 km away✗ Not Green Belt✗ Not AONB92% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 7.3 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

26 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 1.6 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

92

Parks (1km)

33

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketMega Saver · 507 m
7 tennis courts2 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)

220m

Post office

Nearby shops

Jerry's148 m
Kingswood Food & Wine184 m
One Stop188 m
Blackbird Bakery316 m

Nearby cafes

Naka Cafe168 m
Pride Of Venice220 m
Maple Cafe224 m
Pretty Little Cupcakes226 m

Nearby restaurants

Tang Tang148 m
Penge Masala148 m
Rebas149 m
Tasty Palace212 m

Nearby pubs

The Crooked Billet312 m
Bridge House317 m
The Maple Tree426 m
Pawleyne Arms453 m

Nearby gyms

Temple of Strength230 m
Crystal Palace Indoor Bowling Club676 m
Sydenham Tennis, Squash and Croquet Club696 m
NSC 50m pool864 m

Nearby health

Park Practice @ Oaks Medical Centre494 m
O'Connor and Associates Dental Surgery761 m
Anerley Surgery785 m
Kent House Dental Clinic850 m
Food hygiene (5-star)64% of 120

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

43

Investment score

Moderate

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

Low gross yield (2.9%) 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
2.9% (low)London avg: 3.8%Below average yield — bottom 64%
Gentrification score21/100
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

47.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,417m
Crossrail 2 route9,423m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,393 nationally

1,715

Est. population

14,601/km²

67%

Employed

44%

Degree educated

£37,100

Median income

6.8%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

34

Community stability

Age profile

28%
26%
25%
16%
Under 1828%
18–3426%
35–4925%
50–6416%
65+6%

Tenure

20%
34%
38%
Own outright7%
Own (mortgage)20%
Private rent34%
Social rent38%
Shared ownership1%

Ethnicity

41%
29%
White British41%
White Other13%
Asian6%
Black29%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine22%
No car household58%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent38%
Private rent34%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
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)
9
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)
76
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
KENT AND SURREY TOWERS, KENT AND SURREY TOWERS, WOODBINE GROVE, SE20 8UR31 homes
completed
MAPLE COURT (1-36), MAPLE COURT (1-36), MAPLE ROAD, SE20 8HN24 homes
completed
66, 66, HIGH STREET, PENGE, SE2019 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 8RY

Full postcodeSE20 8RY
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.415864
Longitude-0.057661
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