Penge & Cator · Bromley · Beckenham and Penge constituency · 51.42120, -0.05413

SE26 5JA— Penge & Cator, Bromley

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

The practical family move

 

Top 10% LondonSchools 100%Safety 84/100Transport 51/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
73
Safety
84
Schools
90
Transport
51
Environment
53
Investment
34

The bottom line

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

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE26 5JA meets your needs.

Location

SE26 5JA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE26 5JA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE26 5JA with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How SE26 5JA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St John's Church of England Primary School

Not yet inspected · Inspected Dec 2024 · 8 min walk

KS2: 101.0

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 16 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 26 min walk

3 primaries · 0 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

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 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£6,535/m²
Price per ft²£607/ft²
Avg floor area107.2 m²

EPC breakdown

B
1%
C
2%
D
15%
E
4%
F
2%
G
2%

Based on 26 properties · Confidence: medium

Street mix

Semi 57%Terraced 12%Flat 31%

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£268,000
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)
RoofPitched, 200 mm loft insulation
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

+7.2%

Total change

+700%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.6%

per year

Acceleration

+26.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached57.1%
Terraced11.9%
Flat/maisonette31%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£105k£113k+7.1%2.6
Post-dot-com plateau2002–2004£118k£153k+30.2%2
Pre-crash peak2005–2007£330k£290k-12.1%1.3
GFC & correction2010–2012£290k£485k+67.2%1.3
Help-to-Buy recovery2013–2015£285k£668k+134.3%1.7
Brexit uncertainty2017–2018£839k£720k-14.1%1
Pandemic surge2020–2021£838k£705k-15.9%1.5
Rate-rise correction2022–2022£755k£755k+0%2
Current market2024–2025£703k£840k+19.6%1.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
11%
District
11%
Semi-detached+0% α
Local
8%
District
8%
Terraced+0% α
Local
5.3%
District
5.3%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing15
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Penge EastNational Rail
3 min walk
Penge West Rail StationWindrush · Southern
8 min walk
Sydenham Rail StationWindrush · Southern
8 min walk
Anerley Rail StationSouthern · Windrush
16 min walk
Crystal Palace Rail StationWindrush · Southern
17 min walk
No bus stops within 400m

42

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

4.2 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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)68
Nearest car park567m
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 waterLOW
Low
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: 8.4 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

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

32 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

31

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Alexandra (494 m)

Nearest supermarketEndora House Food & Wine · 558 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)

557m

Post office

Nearby shops

Kingswood Food & Wine489 m
Jerry's495 m
Capital Wines516 m
One Stop517 m

Nearby cafes

Naka Cafe488 m
Pride Of Venice496 m
Pretty Little Cupcakes499 m
Shirin561 m

Nearby restaurants

Tasty Palace493 m
Tang Tang496 m
Penge Masala497 m
Rebas499 m

Nearby pubs

The Alexandra494 m
Bridge House558 m
Ignition Brewery Taproom566 m
The Crooked Billet583 m

Nearby gyms

Sydenham Tennis, Squash and Croquet Club364 m
Temple of Strength500 m
The Gym Group589 m
PureGym721 m

Nearby pharmacies

Superdrug601 m
Touchwood Pharmacy625 m

Nearby health

Bolney Court Dental Practice527 m
Food hygiene (5-star)57% of 143

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

34

Investment score

Weak

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

Low gross yield (2.4%) 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
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score26/100
Sales last 12 months0

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

60.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,211m
Crossrail 2 route9,363m

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
No
Article 4 area
No
Listed buildings (800m)
10
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)
11
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)
15
Largest scheme
46 homes · The Haven, The Haven, Springfield Road, Sydenham London, SE26 6HG
Pipeline pressure
NONE

Named schemes (500m)

36-38, 36-38, NEWLANDS PARK, SE26 5NF23 homes
completed
47, 47, LAWRIE PARK ROAD, SE2011 homes
completed
23, 23, Lawrie Park Road, SE26 6DP10 homes
completed
GARAGES ADJACENT TO, GARAGES ADJACENT TO, NEWLANDS PARK, SE26 5PP8 homes
completed
Unit 1, 23, Station Road, Penge, SE20 7BE7 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

Live in SE26 5JA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE26 5JA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Bromley with nearby boroughs:

Bromley vs CroydonBromley vs LewishamBromley vs Bexley

Similar postcodes

Frequently asked questions

📍 Track SE26 5JA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE26 5JA

Full postcodeSE26 5JA
Postcode districtSE26
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.421201
Longitude-0.054127
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