Neighbourhood · Bromley
Eden Park & Bethlem: house prices and how the area is changing
Official figures for the Eden Park & Bethlem neighbourhood of Bromley, England (ONS area Bromley 024). Headline figures assembled 11 October 2026. Additional local information checked 13 October 2026. Postcodes BR3. Figures that read a point use the neighbourhood's centre, near BR3 3JL.
One of the most affluent neighbourhoods in England, showing some signs of gentrification
Eden Park & Bethlem is one of the most affluent neighbourhoods in England; it shows some signs of gentrification against Bromley (4 of 22 signals rising, 2 falling). Houses here typically resell for £633,750 and flats for £370,000 (median resale prices, 2023-2025). Recorded crime is higher than across Bromley (1.4 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Eden Park, is about a 4-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.
Typical house price
£633,750
Median resale price of houses in the neighbourhood, 2023-2025; +20% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£370,000
Median resale price of flats in the neighbourhood, 2023-2025; -1% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Among the most affluent
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Some signs
Weighted balance +0.12; 4 of 22 signals up, 2 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 9 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 5 to 10.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£99,100
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
1.4 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
In line with the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Eden Park & Bethlem sits in Bromley
- Typical house price: 18th highest of 39 neighbourhoods in Bromley
- Typical flat price: 6th highest of the 34 neighbourhoods in Bromley with enough flat sales for one
- Average household income: 7th highest of 39 neighbourhoods in Bromley
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Eden Park & Bethlem
Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
4 of 22 counted signals point towards rising affluence against Bromley, 2 the other way and 16 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Anti-social behaviour
- New-build activity
- Borough against the region
- Benefit claims (DWP)
Falling behind the borough
- Income deprivation ranking
- Homes improving their energy rating
Stations and schools nearby
Nearest station
- Eden Park Railway station, about a 4-minute walk from the neighbourhood's centre (300 m in a straight line). About 8 trains an hour leave between 07:00 and 19:00 on a weekday: Southeastern to London Charing Cross (about 38 min) and Hayes (Kent) (about 6 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Unicorn Primary School 520 m from the neighbourhood's centre. Ofsted: Good (Sep 2019). Ungraded visit Jul 2024: School remains Good.
- Nearest state secondary school Langley Park School for Boys 670 m from the neighbourhood's centre. Ofsted: Ungraded visit: Improved significantly (Nov 2024).
Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Eden Park & Bethlem
What is the typical house price in Eden Park & Bethlem?
£633,750. Median resale price of houses in the neighbourhood, 2023-2025; +20% against 2017-2019.
How does Eden Park & Bethlem compare with the rest of Bromley?
Typical house price: 18th highest of 39 neighbourhoods in Bromley. Typical flat price: 6th highest of the 34 neighbourhoods in Bromley with enough flat sales for one. Average household income: 7th highest of 39 neighbourhoods in Bromley.
Is Eden Park & Bethlem an affluent area?
Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Eden Park & Bethlem gentrifying?
Some signs. Weighted balance +0.12; 4 of 22 signals up, 2 down, against the borough.
What is the nearest station to Eden Park & Bethlem?
Eden Park. Railway station, about a 4-minute walk from the neighbourhood's centre (300 m in a straight line). About 8 trains an hour leave between 07:00 and 19:00 on a weekday: Southeastern to London Charing Cross (about 38 min) and Hayes (Kent) (about 6 min).
Which state schools are nearest to Eden Park & Bethlem?
Nearest state primary school. Unicorn Primary School. 520 m from the neighbourhood's centre. Ofsted: Good (Sep 2019). Ungraded visit Jul 2024: School remains Good. Nearest state secondary school. Langley Park School for Boys. 670 m from the neighbourhood's centre. Ofsted: Ungraded visit: Improved significantly (Nov 2024).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Eden Park & Bethlem?
A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.
Prepare a full report for a home here See a sample reportNearby neighbourhoods in Bromley
- Elmers End
- Beckenham East & Kelsey Park
- Langley Park
- Clock House & Cator Park
- West Wickham
- New Beckenham
- Shortlands Bromley Road
- Anerley South
- All 39 neighbourhoods in Bromley
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.