Crystal Palace & Anerley · Bromley · Beckenham and Penge constituency · 51.41254, -0.06634

SE20 8AG— Crystal Palace & Anerley, Bromley

Location and area intelligence for SE20 8AG, Crystal Palace & Anerley, Bromley

London's quiet achiever

 

Safety 78/100Transport 52/100

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
48
Safety
78
Schools
—
Transport
52
Environment
80
Investment
60

The bottom line

SE20 8AG offers low crime and a green environment — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how SE20 8AG scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE20 8AG meets your needs.

Location

SE20 8AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for SE20 8AG

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE20 8AG with:

Postcode Personality

🚇 Well-Connected🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

Share:WhatsAppShare on X

How SE20 8AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

James Dixon Primary School

Not yet inspected · 3 min walk

KS2: 102.8

—

Secondary

Harris City Academy Crystal Palace

Not yet inspected · Inspected Apr 2025 · 9 min walk

P8: +0.29A8: 51.8

Childcare

Childcare

Crosfield Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.0 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+56% vs borough

Crime by type

Other34%
Violence & sexual offences30%
Anti-social behaviour12%
Vehicle crime9%
Drug offences7%
Robbery5%
Burglary2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 3.0km

Crime is +28% above London average

Property

Prices, sales volume and market trends

Avg floor area57.6 m²

EPC breakdown

C
4%
D
7%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Terraced 33%Flat 63%Other 3%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£144,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,668
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+1.9%

Total change

+69%

Market Activity

Price Velocity & Acceleration

Current Velocity

-69.2%

per year

Acceleration

-88.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 27 sales

Property Type Mix

Total: 27 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£68k£105k+55.6%1.3
Post-dot-com plateau2001–2004£80k£100k+25%1
Pre-crash peak2005–2007£190k£150k-21.1%2.5
GFC & correction2008–2011£218k£250k+14.9%2
Help-to-Buy recovery2013–2016£130k£310k+138.9%1.5
Brexit uncertainty2018–2018£325k£325k+0%1
Pandemic surge2020–2020£310k£310k+0%2
Rate-rise correction2022–2023£370k£114k-69.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-2.4%
District
-2.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Anerley→ London Bridge· 2 tph
25 min

Nearby stations

Anerley Rail StationSouthern · Windrush
1 min walk
AnerleyNational Rail
1 min walk
Penge West Rail StationWindrush · Southern
8 min walk
Crystal Palace Rail StationSouthern · Windrush
9 min walk
Birkbeck Tram StopTram
15 min walk
No bus stops within 400m

31

Walkability score

70

Footpaths (500m)

0

Santander docks (800m)

3.9 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

16

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)30
Nearest car park100m
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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 6.8 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ST JAMES' PRACTICE

138 CROYDON ROAD, BR3 4DG

27 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 1.3 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

155

Parks (1km)

6

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 920 m
2 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)

1

Cinemas (2km)

823m

Post office

Nearby shops

Anerley News Food & Wine125 m
One Stop771 m
Kingswood Food & Wine805 m
Jerry's837 m

Nearby cafes

Uptown Cafe54 m
Rosie Lee's148 m
Crespidia Coffee582 m
Arin Cafe607 m

Nearby restaurants

Mamma Mia56 m
Anerley Chippy65 m
Tony's Lunch Box Sandwich Bar113 m
Tasty Flavours533 m

Nearby pubs

The Anerley Arms34 m
Douglas Fir403 m
The Maple Tree598 m
Bridge House744 m

Nearby gyms

Crystal Palace Indoor Bowling Club329 m
Lewis Sports Centre690 m
Temple of Strength785 m
Crystal Palace National Sports Centre858 m

Nearby health

O'Connor and Associates Dental Surgery178 m
Park Practice @ Oaks Medical Centre225 m
Anerley Surgery555 m
Food hygiene (5-star)63% of 35

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

A

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
Gentrification score14/100

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

14.2

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,996m
Crossrail 2 route9,063m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,671 nationally

1,867

Est. population

5,765/km²

55%

Employed

39%

Degree educated

£37,100

Median income

10.5%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

35

Community stability

Age profile

21%
22%
22%
19%
16%
Under 1821%
18–3423%
35–4922%
50–6419%
65+16%

Tenure

17%
26%
43%
Own outright8%
Own (mortgage)17%
Private rent26%
Social rent43%
Shared ownership5%
Rent free0%

Ethnicity

42%
14%
26%
White British42%
White Other14%
Asian6%
Black26%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household50%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent43%
Private rent26%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
7
Local approval rate
50%
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
129 homes · Anerley School For Boys, Anerley School For Boys, Versailles Road, SE20 8AX
Pipeline pressure
NONE

Named schemes (500m)

James Dixon Primary School, James Dixon Primary School, Anerley Park, SE20 8ND46 homes
completed
ADA SALTER HOUSE, 174, ADA SALTER HOUSE, 174, ANERLEY ROAD, SE20 8DB36 homes
completed
214-216, 214-216, ANERLEY ROAD, SE20 8TJ30 homes
completed
Community Centre, Community Centre, Castledine Road, Penge, SE20 8AE23 homes
completed
11, 11, Minden Road, SE20 8EE23 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.2%
Ward turnout
42%
Election year
2026
MP
Liam Conlon (Labour)
MP majority
12,905
Constituency
Beckenham and Penge

Councillors

Ruth McGregorLabour
Ryan ThomsonLabour

Live in SE20 8AG? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE20 8AG.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Bromley with nearby boroughs:

Bromley vs CroydonBromley vs LewishamBromley vs Bexley

Similar postcodes

Frequently asked questions

📍 Track SE20 8AG

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE20 8AG

Full postcodeSE20 8AG
Postcode districtSE20
BoroughLondon Borough of Bromley
WardCrystal Palace & Anerley
Latitude51.412537
Longitude-0.066344
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