Penge & Cator · Bromley · Beckenham and Penge constituency · 51.42151, -0.05623

SE26 5HS— Penge & Cator, Bromley

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

The family fortress

 

Top 5% LondonSchools 100%Safety 80/100Transport 54/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
75
Safety
80
Schools
60
Transport
54
Environment
80
Investment
35

The bottom line

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

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Location

SE26 5HS

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+13.0% vs London avg

Deep-dive guides for SE26 5HS

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

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“The family fortress”

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How SE26 5HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Harris Primary Academy Crystal Palace

Not yet inspected · 8 min walk

KS2: 103.8

—

Secondary

Sydenham School

Not yet inspected · 18 min walk

P8: +0.16A8: 51.4

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

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.6 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+38% vs borough

Crime by type

Other40%
Violence & sexual offences18%
Anti-social behaviour13%
Vehicle crime12%
Drug offences7%
Theft4%
Burglary4%
Robbery3%

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: Fire Station · 2.5km

Crime is +13% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£10,312/m²
Price per ft²£958/ft²
Avg floor area116.5 m²

EPC breakdown

C
2%
D
11%
E
6%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 47%Terraced 7%Flat 47%

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£291,250
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+10.3%

Total change

+1979%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.6%

per year

Acceleration

-39.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £50k–£75k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached46.7%
Terraced6.7%
Flat/maisonette46.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£57k£132k+131.6%2.2
Post-dot-com plateau2002–2004£170k£137k-19.3%2
Pre-crash peak2006–2006£233k£233k+0%3
GFC & correction2009–2010£425k£488k+14.7%1
Help-to-Buy recovery2015–2016£528k£758k+43.4%1.5
Pandemic surge2020–2021£735k£858k+16.7%1.5
Rate-rise correction2023–2023£480k£480k+0%1
Current market2025–2026£855k£1.19m+38.6%1.5

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
8.5%
District
8.5%
Semi-detached+0% α
Local
7.9%
District
7.9%

CAGR over 4yr 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 4

Good

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

Nearby stations

Penge EastNational Rail
4 min walk
Penge West Rail StationWindrush · Southern
7 min walk
Sydenham Rail StationWindrush · Southern
8 min walk
Crystal Palace Rail StationWindrush · Southern
15 min walk
Anerley Rail StationSouthern · Windrush
15 min walk
No bus stops within 400m

39

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge ★35 min
Victoria43 min ↑
Waterloo45 min ↑
Canary Wharf37 min ↓
City46 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)60
Nearest car park502m
Santander docks (800m)0
Nearest cycle dock4.0 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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.3 km away✗ Not Green Belt✗ Not AONB98% green spaceTree canopy: 43%
More green space than 99% 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): 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 yield856.3 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

33 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

19

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bridge House (479 m)

Nearest supermarketEndora House Food & Wine · 567 m
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

590m

Post office

Nearby shops

Kingswood Food & Wine461 m
One Stop478 m
Jerry's496 m
BottleCave560 m

Nearby cafes

Pretty Little Cupcakes451 m
Pride Of Venice452 m
Naka Cafe470 m
Coffee Trailer544 m

Nearby restaurants

Tasty Palace452 m
Tang Tang500 m
Penge Masala503 m
Rebas508 m

Nearby pubs

Bridge House479 m
The Pavillion591 m
The Alexandra599 m
Ignition Brewery Taproom601 m

Nearby gyms

Sydenham Tennis, Squash and Croquet Club214 m
Temple of Strength451 m
The Gym Group648 m
PureGym671 m

Nearby pharmacies

Touchwood Pharmacy580 m
Superdrug642 m
Perfucare Pharmacy1.1 km

Nearby health

Bolney Court Dental Practice462 m
Park Practice @ Oaks Medical Centre1.1 km
Food hygiene (5-star)58% of 114

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

35

Investment score

Weak

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

Low gross yield (1.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
1.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score24/100
Sales last 12 months2

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

17/100

Velocity score

Future outlook

66.3

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,359m
Crossrail 2 route9,217m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,780 nationally

1,848

Est. population

10,166/km²

70%

Employed

59%

Degree educated

£43,000

Median income

5.9%

Claimant rate

Inner cityHigh densityYoung professionals

50

Community stability

Age profile

21%
19%
30%
19%
Under 1821%
18–3419%
35–4930%
50–6419%
65+11%

Tenure

20%
40%
20%
20%
Own outright20%
Own (mortgage)40%
Private rent20%
Social rent20%
Shared ownership0%

Ethnicity

54%
14%
14%
White British54%
White Other14%
Asian7%
Black14%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine14%
No car household38%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Social rent20%
Private rent20%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
2
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
100%
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)
14
Largest scheme
46 homes · The Haven, The Haven, Springfield Road, Sydenham London, SE26 6HG
Pipeline pressure
NONE

Named schemes (500m)

63, 63, LAWRIE PARK ROAD, SE26 6EA30 homes
completed
GRACE LODGE, 5-7, GRACE LODGE, 5-7, LAWRIE PARK ROAD, SE2628 homes
completed
73-75, 73-75, LAWRIE PARK ROAD, SE2620 homes
completed
47, 47, LAWRIE PARK ROAD, SE2011 homes
completed
17, 17, LAWRIE PARK ROAD, SE2610 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 5HS

Full postcodeSE26 5HS
Postcode districtSE26
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.421515
Longitude-0.056228
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