Penge & Cator · Bromley · Beckenham and Penge constituency · 51.41970, -0.06098

SE26 6EX— Penge & Cator, Bromley

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

The family fortress

 

Schools 100%Safety 72/100Transport 49/100Yield 4.99%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
72
Schools
60
Transport
49
Environment
79
Investment
52

The bottom line

SE26 6EX offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £336,625 median — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Check your dealbreakers

Toggle the things that matter to you — see how SE26 6EX scores on each.

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Location

SE26 6EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London avg price-35.3% vs London avg
vs London income+14.3% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for SE26 6EX

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How SE26 6EX 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 · 5 min walk

KS2: 103.8

—

Secondary

Sydenham School

Not yet inspected · 20 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 23 min walk

2 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

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.8km

Crime is +26% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£336,625

Median sale price

Bottom 25% — 35% below London median

£336,625 is 35% below the London median (£520,000)

-28.8%

This year

Flat

Dominant type

Price history

5-year change
+26.5%
Sales (24 months)6
New build0.0%
Avg flat£336,625
Price per m²£5,601/m²
Price per ft²£520/ft²
Avg floor area60.1 m²

EPC breakdown

B
1%
C
10%
D
1%
E
2%

Based on 14 properties · Confidence: medium

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

Stamp duty

Standard buyer£4,331
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,430

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

7.0×

Price-to-income

£1,684/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£150,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
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

1995–2025 · CAGR

+6%

Total change

+469%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.6%

per year

Acceleration

-28.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 40 sales

Property Type Mix

Total: 40 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£76k+52.5%1.2
Post-dot-com plateau2001–2004£126k£176k+39%1.5
Pre-crash peak2005–2007£180k£185k+2.8%1.3
GFC & correction2010–2010£193k£193k+0%1
Help-to-Buy recovery2013–2016£220k£350k+59.1%1.7
Brexit uncertainty2017–2019£325k£375k+15.4%1.7
Rate-rise correction2022–2022£354k£354k+0%4
Current market2024–2025£373k£285k-23.6%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.4%
District
5.4%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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 West→ London Bridge· 2 tph
24 min

Nearby stations

Penge West Rail StationWindrush · Southern
3 min walk
Penge WestNational Rail
3 min walk
Crystal Palace Rail StationWindrush · Southern
10 min walk
Anerley Rail StationSouthern · Windrush
11 min walk
Sydenham Rail StationWindrush · Southern
12 min walk
No bus stops within 400m

30

Walkability score

63

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria44 min ↑
Waterloo49 min ↑
Canary Wharf41 min ↓
City51 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

11

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)60
Nearest car park148m
Santander docks (800m)0
Nearest cycle dock3.8 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.3 km away✗ Not Green Belt✗ Not AONB94% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 7.6 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

32 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.2 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

4

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

21

Sports (1km)

1

Convenience

Nearest supermarketEndora House Food & Wine · 913 m
11 tennis courts2 swimming pools3 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)

688m

Post office

Nearby shops

One Stop300 m
Kingswood Food & Wine322 m
Jerry's415 m
Blackbird Bakery701 m

Nearby cafes

Brown And Green Life221 m
Coffee Trailer231 m
Brown & Green Bev Bar234 m
Pretty Little Cupcakes263 m

Nearby restaurants

Tasty Palace282 m
Tang Tang425 m
Penge Masala431 m
Rebas442 m

Nearby pubs

Bridge House179 m
The Crooked Billet682 m
The Alexandra741 m
The Anerley Arms849 m

Nearby gyms

Temple of Strength259 m
Sydenham Tennis, Squash and Croquet Club290 m
NSC Diving Pool450 m
NSC 50m pool450 m

Nearby pharmacies

Touchwood Pharmacy862 m

Nearby health

Bolney Court Dental Practice727 m
Park Practice @ Oaks Medical Centre747 m
O'Connor and Associates Dental Surgery1.0 km
Anerley Surgery1.2 km
Food hygiene (5-star)74% of 34

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

52

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
Gross yield
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score17/100
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

51.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,676m
Crossrail 2 route9,020m

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%
Price vs London-35.3%

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)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
9
Local approval rate
43%
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)
13
Largest scheme
115 homes · THE GROVES ESTATE, LAND BOUNDED BY, THE GROVES ESTATE, LAND BOUNDED BY, OAKFIELD ROAD, BLEAN, LAUREL, JASMINE GROVES, MAPLE RD, SE20
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
73-75, 73-75, LAWRIE PARK ROAD, SE2620 homes
completed
FORMER OAKFIELD DEPOT, FORMER OAKFIELD DEPOT, OAKFIELD ROAD, SE2018 homes
completed
100 & 102, 100 & 102, Anerley Park, SE20 8NR12 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£336,625)

£4,331

Standard buyer

£0

First-time buyer

Save £4,331

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE26 6EX

Full postcodeSE26 6EX
Postcode districtSE26
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.419696
Longitude-0.060979
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