Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41348, -0.06107

SE20 8UT— Penge & Cator, Bromley

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

Urban convenience personified

 

Safety 73/100Transport 46/100

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
49
Safety
73
Schools
—
Transport
46
Environment
54
Investment
54

The bottom line

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

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Location

SE20 8UT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+72.0% vs London avg

Deep-dive guides for SE20 8UT

🛡️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

“Urban convenience personified”

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How SE20 8UT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Harris Primary Academy Crystal Palace

Not yet inspected · 4 min walk

KS2: 103.8

—

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 · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

111.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+110% vs borough

Crime by type

Violence & sexual offences29%
Other25%
Anti-social behaviour17%
Vehicle crime14%
Drug offences6%
Burglary6%
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 · 2.0km

Crime is +72% above London average

Property

Prices, sales volume and market trends

Avg floor area94.3 m²

EPC breakdown

D
2%
E
1%

Based on 3 properties · Confidence: low

Street mix

Terraced 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

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£235,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 12 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

2000–2023 · CAGR

+5.3%

Total change

+231%

Market Activity

Price Velocity & Acceleration

Current Velocity

+70.0%

per year

Acceleration

-24.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£103k£103k+0%1
GFC & correction2011–2011£200k£200k+0%1
Rate-rise correction2023–2023£340k£340k+0%3

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
5 min walk
Penge West Rail StationWindrush · Southern
6 min walk
Penge WestNational Rail
6 min walk
Crystal Palace Rail StationWindrush · Southern
12 min walk
Avenue Road Tram StopTram
14 min walk
No bus stops within 400m

34

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

4.1 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

19

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)38
Nearest car park28m
Santander docks (800m)0
Nearest cycle dock4.1 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: 9.0 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 6.9 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

25 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 1.5 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

108

Parks (1km)

15

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 837 m
6 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)

441m

Post office

Nearby shops

Anerley News Food & Wine406 m
The London Brioche Company443 m
One Stop477 m
Kingswood Food & Wine498 m

Nearby cafes

Rosie Lee's404 m
Uptown Cafe436 m
Maple Cafe454 m
Coffee Trailer461 m

Nearby restaurants

Nemo's248 m
Chicken World253 m
Tony's Lunch Box Sandwich Bar396 m
The Rice Hut415 m

Nearby pubs

The Maple Tree279 m
The Anerley Arms350 m
Bridge House518 m
The Crooked Billet616 m

Nearby gyms

Crystal Palace Indoor Bowling Club334 m
Temple of Strength505 m
Crystal Palace National Sports Centre914 m
NSC 50m pool924 m

Nearby health

Park Practice @ Oaks Medical Centre157 m
O'Connor and Associates Dental Surgery406 m
Anerley Surgery494 m
Food hygiene (5-star)63% of 80

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

E

High street health

Investment

Investment grade, yield and market outlook

54

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
Gentrification score17/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

17

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,636m
Crossrail 2 route9,338m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,571 nationally

1,537

Est. population

18,993/km²

59%

Employed

34%

Degree educated

£37,100

Median income

7.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

30%
20%
22%
21%
Under 1830%
18–3420%
35–4922%
50–6421%
65+8%

Tenure

72%
Own outright5%
Own (mortgage)11%
Private rent11%
Social rent72%
Shared ownership1%
Rent free0%

Ethnicity

34%
36%
White British34%
White Other10%
Asian6%
Black36%
Mixed10%
Other5%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine26%
No car household48%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent72%
Private rent11%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
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)
8
Local approval rate
67%
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
KENT AND SURREY TOWERS, KENT AND SURREY TOWERS, WOODBINE GROVE, SE20 8UR31 homes
completed
11, 11, Minden Road, SE20 8EE23 homes
completed
FORMER OAKFIELD DEPOT, FORMER OAKFIELD DEPOT, OAKFIELD ROAD, SE2018 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 8UT

Full postcodeSE20 8UT
Postcode districtSE20
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.413484
Longitude-0.061070
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