Penge & Cator · Bromley · Beckenham and Penge constituency · 51.42028, -0.04713

SE26 5DS— Penge & Cator, Bromley

Location and area intelligence for SE26 5DS, Penge & Cator, Bromley

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 45/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
84
Schools
60
Transport
45
Environment
75
Investment
30

The bottom line

SE26 5DS offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

SE26 5DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for SE26 5DS

🛡️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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE26 5DS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Alexandra Junior School

Not yet inspected · Inspected Feb 2025 · 1 min walk

KS2: 108.0

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 8 min walk

P8: +0.99A8: 58.5

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.9 incidents per 1,000 residents

Better than 64% of London
→ Stable

-10% vs borough

Crime by type

Other29%
Anti-social behaviour21%
Violence & sexual offences21%
Vehicle crime18%
Drug offences5%
Theft3%
Burglary3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beckenham Fire Station · 1.6km

Crime is 26% below 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£11,808/m²
Price per ft²£1,097/ft²
Avg floor area80.8 m²

EPC breakdown

C
14%
D
11%
E
7%

Based on 32 properties · Confidence: high

Street mix

Semi 5%Terraced 2%Detached 16%Flat 75%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 yield856 kWh/kWp/yr
Rebuild cost estimate£202,000
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 CAnnual charge £1,668
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.9%

Total change

+1617%

Market Activity

Price Velocity & Acceleration

Current Velocity

+103.3%

per year

Acceleration

+103.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £175k–£200k · 54 sales

Property Type Mix

Total: 54 sales

Detached16.7%
Semi-detached5.6%
Terraced1.9%
Flat/maisonette75.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£93k+75.5%2
Post-dot-com plateau2001–2004£116k£180k+55.2%4.2
Pre-crash peak2005–2007£105k£715k+581%1.3
GFC & correction2008–2012£329k£343k+4.3%2
Help-to-Buy recovery2014–2014£508k£508k+0%4
Brexit uncertainty2018–2018£390k£390k+0%7
Pandemic surge2021–2021£495k£495k+0%2
Rate-rise correction2023–2023£450k£450k+0%1
Current market2024–2025£448k£910k+103.4%2.5

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Flat/maisonette

+0% alpha

Detached+0% α
Local
8.4%
District
8.4%
Flat/maisonette+0% α
Local
6.5%
District
6.5%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

18out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing7
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Penge East→ Victoria· 4 tph
19 min

Nearby stations

Penge EastNational Rail
6 min walk
Sydenham Rail StationWindrush · Southern
11 min walk
Penge West Rail StationWindrush · Southern
13 min walk
Beckenham Road Tram StopTram
15 min walk
Avenue Road Tram StopTram
19 min walk
No bus stops within 400m

20

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge ★38 min
Victoria39 min ↑
Waterloo51 min ↑
Canary Wharf51 min ↑
City53 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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park518m
Santander docks (800m)0
Nearest cycle dock4.6 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: 15.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.7 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Croham Hurst SSSI — 7.9 km

Energy

Solar: 856 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

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 yield856.3 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BROMLEY DIABETES SERVICE (BECKENHAM)

BECKENHAM BEACON, 379 CROYDON ROAD, BR3 3QL

24 min walk

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBeckenham Beacon · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

17

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Alexandra (443 m)

Nearest supermarketLidl · 559 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

702m

Post office

Nearby shops

Capital Wines497 m
Blackbird Bakery652 m
Twice Sweet & Wine685 m
Tesco Express711 m

Nearby cafes

Penge Cafe659 m
Viva Cafe And Bistro694 m
Costa733 m
Heart Of Penge(HOP)753 m

Nearby restaurants

Himalayan Kitchen515 m
Tung Sing House599 m
Healthy Options600 m
Tratorria Raffaele607 m

Nearby pubs

The Alexandra443 m
Kent House Tavern448 m
The Golden Lion575 m
The Crooked Billet636 m

Nearby gyms

The Gym Group641 m
HSBC Sports and Social Club723 m

Nearby pharmacies

Touchwood Pharmacy662 m
Superdrug709 m

Nearby health

Bolney Court Dental Practice894 m
Kent House Dental Clinic988 m
Food hygiene (5-star)49% of 61

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

30

Investment score

Weak

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

Low gross yield (1.8%) 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
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,719m
Crossrail 2 route9,840m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,346 nationally

1,609

Est. population

9,354/km²

66%

Employed

59%

Degree educated

£43,000

Median income

4.4%

Claimant rate

Inner cityHigh densityYoung professionals

46

Community stability

Age profile

20%
22%
25%
18%
15%
Under 1820%
18–3422%
35–4925%
50–6418%
65+15%

Tenure

17%
34%
23%
25%
Own outright17%
Own (mortgage)34%
Private rent23%
Social rent25%
Shared ownership2%
Rent free0%

Ethnicity

59%
14%
White British59%
White Other12%
Asian5%
Black14%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine11%
No car household40%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Social rent25%
Private rent23%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
14
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)
50
Largest scheme
51 homes · S T S Flooring Distributors Ltd, S T S Flooring Distributors Ltd, Green Lane, SE20 7JX
Pipeline pressure
NONE

Named schemes (500m)

31, 31, Thesiger Road, Whateley Road, SE20 7NN15 homes
completed
22, 22, Cator Road, SE26 5DS7 homes
completed
Kent House Tavern, Kent House Tavern, Thesiger Road, Penge, SE20 7NQ6 homes
completed
93, 93, Tannsfeld Road, SE26 5DL6 homes
completed
Homelands, 101, Homelands, 101, Lennard Road, Beckenham, BR3 1QS5 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 SE26 5DS

Full postcodeSE26 5DS
Postcode districtSE26
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.420285
Longitude-0.047132
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