Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41983, -0.05142

SE26 5NN— Penge & Cator, Bromley

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

The practical family move

 

Top 8% LondonSchools 100%Safety 84/100Transport 49/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
84
Schools
60
Transport
49
Environment
73
Investment
31

The bottom line

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

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Location

SE26 5NN

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 5NN

🛡️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🔒 Very Safe🍕 Buzzing

“The practical family move”

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How SE26 5NN 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 · 5 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 29 min walk

5 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

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 26% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£11,730/m²
Price per ft²£1,090/ft²
Avg floor area109.4 m²

EPC breakdown

D
11%
E
2%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 17%Terraced 83%

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£273,500
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, no insulation (assumed)
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

1997–2025 · CAGR

+9.1%

Total change

+1043%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.6%

per year

Acceleration

+31.47

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached17.4%
Terraced82.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£105k£139k+31.9%2.3
Post-dot-com plateau2003–2004£263k£365k+38.8%1
Pre-crash peak2005–2007£284k£358k+26%1
GFC & correction2008–2011£390k£300k-23.1%1
Help-to-Buy recovery2016–2016£870k£870k+0%2
Brexit uncertainty2017–2018£765k£690k-9.8%1
Pandemic surge2020–2021£770k£850k+10.4%1.5
Rate-rise correction2023–2023£885k£885k+0%1
Current market2025–2025£1.20m£1.20m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
11.2%
District
11.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
3 min walk
Penge West Rail StationWindrush · Southern
9 min walk
Sydenham Rail StationWindrush · Southern
11 min walk
Beckenham Road Tram StopTram
16 min walk
Anerley Rail StationSouthern · Windrush
16 min walk
No bus stops within 400m

40

Walkability score

67

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria ★39 min
Waterloo52 min ↑
Canary Wharf45 min ≈
City54 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)38
Nearest car park601m
Santander docks (800m)0
Nearest cycle dock4.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 8.6 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 7.8 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): 1

Landslide susceptibility: Low

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

29 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.9 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

52

Parks (1km)

41

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketMega Saver · 688 m
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

681m

Post office

Nearby shops

Capital Wines334 m
Blackbird Bakery467 m
Jerry's481 m
Kingswood Food & Wine521 m

Nearby cafes

Penge Cafe476 m
Viva Cafe And Bistro504 m
Naka Cafe506 m
Pride Of Venice552 m

Nearby restaurants

Himalayan Kitchen347 m
Yummy House462 m
Rebas471 m
Penge Masala475 m

Nearby pubs

The Alexandra295 m
The Crooked Billet444 m
Kent House Tavern567 m
Bridge House656 m

Nearby gyms

Temple of Strength562 m
Sydenham Tennis, Squash and Croquet Club594 m
The Gym Group671 m
PureGym922 m

Nearby pharmacies

Touchwood Pharmacy676 m
Superdrug711 m

Nearby health

Bolney Court Dental Practice745 m
Kent House Dental Clinic970 m
Food hygiene (5-star)58% of 153

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

31

Investment score

Weak

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

Low gross yield (1.4%) 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
1.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score26/100
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

58.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,014m
Crossrail 2 route9,600m

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)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
11
Local approval rate
60%
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)
64
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)

36-38, 36-38, NEWLANDS PARK, SE26 5NF23 homes
completed
GARAGES ADJACENT TO, GARAGES ADJACENT TO, NEWLANDS PARK, SE26 5PP8 homes
completed
22, 22, Cator Road, SE26 5DS7 homes
completed
16, St John's Road, Penge, SE20 7ED7 homes
completed
Hollywood House, 1, Hollywood House, 1, Station Road, Penge London, 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

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Key facts for SE26 5NN

Full postcodeSE26 5NN
Postcode districtSE26
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.419825
Longitude-0.051424
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