Penge & Cator · Bromley · Beckenham and Penge constituency · 51.42370, -0.06307

SE26 6UL— Penge & Cator, Bromley

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 39/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
72
Schools
60
Transport
39
Environment
79
Investment
55

The bottom line

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

Less suited to Car-free commuters.

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Location

SE26 6UL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE26 6UL

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How SE26 6UL 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 · 11 min walk

KS2: 103.8

—

Secondary

Sydenham School

Not yet inspected · 15 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 · 18 min walk

3 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.5km

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£5,016/m²
Price per ft²£466/ft²
Avg floor area65.5 m²

EPC breakdown

C
10%
D
15%
E
2%

Based on 27 properties · Confidence: medium

Street mix

Semi 9%Terraced 14%Flat 77%

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£163,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,668
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.6%

Total change

+387%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.2%

per year

Acceleration

+30.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £100k–£125k · 61 sales

Property Type Mix

Total: 61 sales

Semi-detached9.8%
Terraced14.8%
Flat/maisonette75.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£98k£82k-15.9%1.7
Post-dot-com plateau2001–2004£110k£144k+30.9%4.8
Pre-crash peak2006–2007£160k£283k+77.4%2.5
GFC & correction2008–2012£445k£283k-36.5%1.2
Help-to-Buy recovery2013–2015£181k£310k+71.3%2.7
Brexit uncertainty2018–2019£390k£710k+82.1%1
Pandemic surge2020–2021£635k£310k-51.2%1.5
Rate-rise correction2022–2023£303k£336k+11.1%3
Current market2024–2024£475k£475k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.9%
District
6.9%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
Trend Position40

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
9 min walk
Penge WestNational Rail
9 min walk
Sydenham Rail StationWindrush · Southern
9 min walk
Crystal Palace Rail StationWindrush · Southern
11 min walk
Anerley Rail StationSouthern · Windrush
16 min walk
No bus stops within 400m

28

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria54 min ↑
Waterloo53 min ↑
Canary Wharf44 min ↓
City55 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

9

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)60
Nearest car park124m
Santander docks (800m)0
Nearest cycle dock3.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.9 km away✗ Not Green Belt✗ Not AONB94% green spaceTree canopy: 70%
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

38 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

0

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

25

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Greyhound (640 m)

No restaurants within 800m — nearest: Nando's (634 m)

Nearest supermarketEndora House Food & Wine · 760 m
13 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

837m

Post office

Nearby shops

Centre News614 m
Village Food Market617 m
Kirkdale Convenience Store640 m
Sainsbury's Local644 m

Nearby cafes

Concert Café431 m
Brown & Green Bev Bar527 m
Brown And Green Life537 m
Cobb’s Corner Cafe603 m

Nearby restaurants

Nando's634 m
Tasty Palace740 m
Tang Tang867 m
Penge Masala873 m

Nearby pubs

The Greyhound640 m
Bridge House647 m
The Pavillion662 m
Station Ten704 m

Nearby gyms

Sydenham Tennis, Squash and Croquet Club327 m
NSC Diving Pool385 m
National Sports Centre415 m
NSC 50m pool425 m

Nearby pharmacies

Touchwood Pharmacy610 m
Perfucare Pharmacy861 m

Nearby health

Bolney Court Dental Practice494 m
Park Practice @ Oaks Medical Centre1.2 km
Food hygiene (5-star)67% of 12

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

55

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
5.4% (good)London avg: 3.8%Strong yield — top 16% of London
Gentrification score16/100
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

4/100

Velocity score

Future outlook

47.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,850m
Crossrail 2 route8,683m

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)
10
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
7
Local approval rate
33%
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)
3
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
WILLOW LODGE, 11, WILLOW LODGE, 11, WESTWOOD HILL, SE26 6BQ22 homes
completed
92, 92, Crystal Palace Park Road, SE26 6UP10 homes
completed
Willow Lodge, 11, Willow Lodge, 11, Westwood Hill, SE26 6BQ7 homes
completed
2, 2, Border Crescent, Sydenham, SE26 6DF6 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 6UL

Full postcodeSE26 6UL
Postcode districtSE26
BoroughLondon Borough of Bromley
WardPenge & Cator
Latitude51.423696
Longitude-0.063068
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