Beckenham Town & Copers Cope · Bromley · Beckenham and Penge constituency · 51.42384, -0.03299

SE26 5FF— Beckenham Town & Copers Cope, Bromley

Location and area intelligence for SE26 5FF, Beckenham Town & Copers Cope, Bromley

The family fortress

 

Schools 100%Safety 82/100Transport 53/100Yield 3.86%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
64
Safety
82
Schools
90
Transport
53
Environment
67
Investment
52

The bottom line

SE26 5FF offers exceptional schools (100% Good/Outstanding) and low crime at £435,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 7 Japanese knotweed sites within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how SE26 5FF scores on each.

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Location

SE26 5FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-16.3% vs London avg
vs London income-1.7% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for SE26 5FF

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE26 5FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Haseltine Primary School

Good · Inspected Mar 2023 · 7 min walk

KS2: 104.7

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 13 min walk

P8: +0.99A8: 58.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.5 incidents per 1,000 residents

Better than 55% of London
→ Stable

+10% vs borough

Crime by type

Other29%
Violence & sexual offences20%
Anti-social behaviour18%
Vehicle crime15%
Burglary7%
Drug offences6%
Robbery4%
Theft1%

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 10% below London average

Property

2 Jul

Prices, sales volume and market trends

£435,000

Median sale price

16% below London median

£435,000 is 16% below the London median (£520,000)

+28.4%

This year

Flat

Dominant type

Price history

5-year change
-10.3%
Sales (24 months)9
New build0.0%
Avg flat£435,000
Price per m²£5,384/m²
Price per ft²£500/ft²
Avg floor area80.8 m²

EPC breakdown

B
48%
C
1%

Based on 49 properties · Confidence: high

Street mix

Flat 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

Stamp duty

Standard buyer£9,250
First-time buyerFTB
£500
Additional propertyBTL/2nd
£22,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.5×

Price-to-income

£2,176/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

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 era2017
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,876
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2026 · CAGR

+1.3%

Total change

+11%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.9%

per year

Acceleration

+19.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 63 sales

Property Type Mix

Total: 63 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£470k£478k+1.6%19.5
Pandemic surge2020–2021£516k£485k-6%6
Rate-rise correction2022–2023£425k£350k-17.6%1
Current market2024–2026£425k£520k+22.4%3.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-1.3%
District
-1.3%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Lower Sydenham

Nearby stations

Lower SydenhamNational Rail
1 min walk
Sydenham Rail StationWindrush · Southern
19 min walk
Beckenham Junction Tram StopTram
19 min walk
Beckenham Road Tram StopTram
22 min walk
Penge West Rail StationWindrush · Southern
26 min walk
No bus stops within 400m

21

Walkability score

54

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria50 min ↑
Waterloo35 min ↓
Canary Wharf43 min ↓
City38 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)

1

EV chargers (800m)

Total spaces (800m)105
Nearest car park306m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Staff Carpark
614m
🅿️
Customer Carpark
705m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 29.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 77% 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 AONB50% green spaceTree canopy: 10%
More green space than 95% of London

Nearest SSSI: Elmstead Pit SSSI — 5.5 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

BROMLEAG CARE PRACTICE

BECKENHAM CLINIC, 14 THE CRESCENT, BR3 1DU

20 min walk

0

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBeckenham Beacon · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

27

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Railway Tavern (462 m)

No restaurants within 800m — nearest: McDonald's (801 m)

Nearest supermarketLidl · 541 m
19 tennis courts7 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
852 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

1.3km

Post office

Nearby shops

Costcutter630 m
Bell Green Food & Wine734 m

Nearby restaurants

McDonald's801 m
Perry Fish & Chips1.1 km

Nearby pubs

Railway Tavern462 m
The Bell641 m
Prince Alfred770 m

Nearby gyms

Crystal Palace F.C. Academy293 m
Goals330 m
The Bridge Leisure Centre344 m
The County Ground558 m

Nearby health

Integrity Dental Care948 m
Food hygiene (5-star)60% of 35

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

52

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score15/100
Sales last 12 months6

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

63.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route764m
Crossrail 2 route10,526m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,740 nationally

2,359

Est. population

30,000/km²

72%

Employed

60%

Degree educated

£41,300

Median income

2.6%

Claimant rate

SuburbanVery high densityOwner occupiers / families

45

Community stability

Age profile

17%
26%
28%
15%
14%
Under 1817%
18–3426%
35–4928%
50–6415%
65+14%

Tenure

22%
38%
30%
Own outright22%
Own (mortgage)38%
Private rent30%
Social rent5%
Shared ownership5%

Ethnicity

55%
16%
White British55%
White Other16%
Asian10%
Black9%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household28%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent30%
Social rent5%

vs. London

Income vs London-1.7%
Price vs London-16.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
9
Local approval rate
100%
Borough approval rate
54%
Opportunity area
No
CIL rate (residential)
£125/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
7

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
156 homes · FORMER BELL GREEN GASWORKS SITE, FORMER BELL GREEN GASWORKS SITE, BELL GREEN, SE26 4PU
Pipeline pressure
NONE

Named schemes (500m)

BP SPORTS GROUND, BP SPORTS GROUND, KANGLEY BRIDGE ROAD, SE2698 homes
completed
SITE OF LEWISHAM COLLEGE, SITE OF LEWISHAM COLLEGE, WORSLEY BRIDGE ROAD, SE2678 homes
completed
Site of 307-315, Site of 307-315, Southend Lane, SE8 3ND28 homes
completed
Kelvin House, Kelvin House, Worsley Bridge Road, SE26 5BE27 homes
completed
PART OF BP SPORTS GROUND, EAST SIDE 0F, PART OF BP SPORTS GROUND, EAST SIDE 0F, KANGLEY BRIDGE ROAD, SE2622 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
12.3%
Ward turnout
50%
Election year
2026
MP
Liam Conlon (Labour)
MP majority
12,905
Constituency
Beckenham and Penge

Councillors

Chloe-Jane RossLib Dems
Gita Kanchan BapatLib Dems
Steven Alexander JefferiesLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£435,000)

£9,250

Standard buyer

£500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE26 5FF

Full postcodeSE26 5FF
Postcode districtSE26
BoroughLondon Borough of Bromley
WardBeckenham Town & Copers Cope
Latitude51.423843
Longitude-0.032985
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