Penge & Cator · Bromley · Beckenham and Penge constituency · 51.42315, -0.04339

SE26 5LP— Penge & Cator, Bromley

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

The family fortress

 

Schools 100%Safety 80/100Transport 35/100

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
68
Safety
80
Schools
60
Transport
35
Environment
77
Investment
47

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE26 5LP 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 5LP meets your needs.

Location

SE26 5LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for SE26 5LP

🛡️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 5LP with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE26 5LP 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 · 4 min walk

KS2: 108.0

—

Secondary

Harris Girls Academy Bromley

Not yet inspected · 10 min walk

P8: +0.99A8: 58.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.0 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

+28% vs borough

Crime by type

Other26%
Vehicle crime24%
Violence & sexual offences15%
Anti-social behaviour13%
Burglary11%
Theft5%
Robbery5%
Drug offences1%

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 +5% above London average

Property

Prices, sales volume and market trends

Avg floor area53 m²

EPC breakdown

C
5%

Based on 5 properties · Confidence: low

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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£132,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,293
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2023 · CAGR

+5%

Total change

+194%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.2%

per year

Acceleration

-77.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£87k£118k+35.6%1.5
Pre-crash peak2006–2006£145k£145k+0%1
GFC & correction2009–2009£165k£165k+0%1
Help-to-Buy recovery2013–2013£170k£170k+0%1
Pandemic surge2020–2020£285k£285k+0%1
Rate-rise correction2023–2023£256k£256k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5%
District
5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Lower SydenhamNational Rail
9 min walk
Sydenham Rail StationWindrush · Southern
11 min walk
Penge West Rail StationWindrush · Southern
17 min walk
Beckenham Road Tram StopTram
19 min walk
Beckenham Junction Tram StopTram
23 min walk
No bus stops within 400m

30

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria44 min ↑
Waterloo51 min ↑
Canary Wharf42 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)

0

EV chargers (800m)

Nearest car park352m
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: 8.5 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Croham Hurst SSSI — 8.3 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

26 min walk

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBeckenham Beacon · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

9

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketIstanbul Supermarket · 286 m
9 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
852 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

649m

Post office

Nearby shops

Blackbird Bakery521 m
Twice Sweet & Wine614 m
Haji & Sons644 m
Costcutter657 m

Nearby cafes

Mayow Park Pavilion & Café677 m
Patty Palace761 m
Shirin762 m
On the Hoof Bistro772 m

Nearby restaurants

Jerk Garden279 m
Healthy Options307 m
Sydenham Kebab422 m
Supreme Fish Bar426 m

Nearby pubs

Prince Alfred288 m
The Golden Lion389 m
The Dolphin476 m
Ignition Brewery Taproom640 m

Nearby gyms

The Gym Group539 m
The Bridge Leisure Centre629 m
HSBC Sports and Social Club647 m

Nearby pharmacies

Touchwood Pharmacy574 m
Superdrug622 m
Food hygiene (5-star)49% of 47

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

47

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 score20/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

42.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,480m
Crossrail 2 route9,921m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,587 nationally

1,470

Est. population

4,174/km²

62%

Employed

59%

Degree educated

£43,000

Median income

3.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

24%
23%
21%
20%
Under 1824%
18–3412%
35–4923%
50–6421%
65+20%

Tenure

40%
44%
Own outright40%
Own (mortgage)44%
Private rent11%
Social rent4%
Shared ownership0%

Ethnicity

58%
White British58%
White Other12%
Asian9%
Black9%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine9%
No car household14%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent11%
Social rent4%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
Local approval rate
0%
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
50 homes · FORMER SYDENHAM CHILDRENS HOSPITAL, FORMER SYDENHAM CHILDRENS HOSPITAL, SYDENHAM ROAD, SE26
Pipeline pressure
NONE

Named schemes (500m)

154-158 SYDENHAM ROAD, LONDON, SE26 5JZ33 homes
completed
255-269, 255-269, SYDENHAM ROAD, SE2624 homes
completed
255 - 269, 255 - 269, SYDENHAM ROAD, SE26 5EN17 homes
completed
Former ROTARY DAY CENTRE, 6-7, Former ROTARY DAY CENTRE, 6-7, ADDINGTON GROVE, SE26 4JT16 homes
completed
179-183, 179-183, SYDENHAM ROAD, SE2611 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 5LP? 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 5LP.
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 5LP

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

No spam. Unsubscribe anytime.

Key facts for SE26 5LP

Full postcodeSE26 5LP
Postcode districtSE26
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.423154
Longitude-0.043385
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