Penge & Cator · Bromley · Beckenham and Penge constituency · 51.42270, -0.05786

SE26 6DS— Penge & Cator, Bromley

Location and area intelligence for SE26 6DS, Penge & Cator, Bromley

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 47/100~11% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
72
Schools
60
Transport
47
Environment
77
Investment
60

The bottom line

SE26 6DS offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

SE26 6DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+14.3% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for SE26 6DS

🛡️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🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How SE26 6DS 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 · 9 min walk

KS2: 103.8

—

Secondary

Sydenham School

Not yet inspected · 16 min walk

P8: +0.16A8: 51.4

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 · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.8 incidents per 1,000 residents

Higher crime than 62% of London
↑ Rising 7600.0%

+54% vs borough

Crime by type

Violence & sexual offences25%
Other23%
Anti-social behaviour21%
Vehicle crime13%
Burglary8%
Drug offences5%
Theft4%
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 · 2.4km

Crime is +26% above 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£3,194/m²
Price per ft²£297/ft²
Avg floor area50 m²

EPC breakdown

C
5%
D
1%

Based on 6 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£125,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

1999–2025 · CAGR

+4.2%

Total change

+191%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.8%

per year

Acceleration

-176.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£55k£78k+40.9%2.5
Post-dot-com plateau2003–2004£122k£150k+23%1.5
Pre-crash peak2005–2006£149k£125k-16%1.5
GFC & correction2008–2008£128k£128k+0%1
Current market2024–2025£295k£160k-45.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
18%
District
18%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
6 min walk
Sydenham Rail StationWindrush · Southern
7 min walk
Penge West Rail StationWindrush · Southern
8 min walk
Crystal Palace Rail StationWindrush · Southern
14 min walk
Anerley Rail StationSouthern · Windrush
16 min walk
No bus stops within 400m

38

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

3.9 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)

2

EV chargers (800m)

Total spaces (800m)60
Nearest car park375m
Santander docks (800m)0
Nearest cycle dock3.9 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.1 km away✗ Not Green Belt✗ Not AONB90% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.0 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

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 yield851.1 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ST JAMES' PRACTICE

138 CROYDON ROAD, BR3 4DG

35 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

6

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Pavillion (496 m)

Nearest supermarketEndora House Food & Wine · 518 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)

567m

Post office

Nearby shops

Village Food Market468 m
Centre News470 m
BottleCave497 m
Palace Wines505 m

Nearby cafes

Cobb’s Corner Cafe472 m
Kente Cafe492 m
Shirin507 m
Dilz Cafe514 m

Nearby restaurants

Nando's519 m
Vietsan552 m
Tasty Palace558 m
Gurkhas612 m

Nearby pubs

The Pavillion496 m
The Greyhound505 m
Station Ten522 m
Bridge House541 m

Nearby gyms

Sydenham Tennis, Squash and Croquet Club117 m
Temple of Strength549 m
PureGym551 m
The Gym Group651 m

Nearby pharmacies

Touchwood Pharmacy471 m
Superdrug623 m
Perfucare Pharmacy958 m

Nearby health

Bolney Court Dental Practice339 m
Park Practice @ Oaks Medical Centre1.1 km
Food hygiene (5-star)53% of 76

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

60

Investment score

Good

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
10.5% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score20/100
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

62.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,481m
Crossrail 2 route9,055m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,136 nationally

1,883

Est. population

3,524/km²

72%

Employed

57%

Degree educated

£48,000

Median income

4.7%

Claimant rate

Inner cityMedium densityYoung professionals

43

Community stability

Age profile

22%
22%
31%
17%
Under 1822%
18–3423%
35–4932%
50–6417%
65+7%

Tenure

14%
33%
27%
25%
Own outright14%
Own (mortgage)33%
Private rent27%
Social rent25%
Shared ownership1%

Ethnicity

49%
16%
17%
White British49%
White Other16%
Asian5%
Black17%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine13%
No car household41%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Private rent28%
Social rent25%

vs. London

Income vs London+14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
7
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)

The Haven, The Haven, Springfield Road, Sydenham London, SE26 6HG46 homes
completed
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

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 6DS

Full postcodeSE26 6DS
Postcode districtSE26
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.422702
Longitude-0.057860
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