Crystal Palace & Anerley · Bromley · Beckenham and Penge constituency · 51.41391, -0.07043

SE20 8AZ— Crystal Palace & Anerley, Bromley

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 48/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
80
Schools
60
Transport
48
Environment
79
Investment
58

The bottom line

SE20 8AZ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

SE20 8AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+14.3% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for SE20 8AZ

🛡️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

“The family fortress”

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How SE20 8AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

James Dixon Primary School

Not yet inspected · 4 min walk

KS2: 102.8

—

Secondary

Harris City Academy Crystal Palace

Not yet inspected · Inspected Apr 2025 · 6 min walk

P8: +0.29A8: 51.8

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.9 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

+29% vs borough

Crime by type

Other25%
Violence & sexual offences25%
Anti-social behaviour18%
Vehicle crime13%
Robbery8%
Burglary8%
Drug offences2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 3.2km

Crime is +6% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£4,533/m²
Price per ft²£421/ft²
Avg floor area76.8 m²

EPC breakdown

C
39%
D
40%
E
6%

Based on 85 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

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
Rebuild cost estimate£192,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+6.2%

Total change

+470%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.2%

per year

Acceleration

-25.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 100 sales

Property Type Mix

Total: 100 sales

Terraced1%
Flat/maisonette99%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£50k£73k+46.9%2
Post-dot-com plateau2001–2004£85k£144k+69.4%7.2
Pre-crash peak2005–2007£150k£175k+16.7%6
GFC & correction2008–2012£221k£172k-22.2%2
Help-to-Buy recovery2013–2016£213k£315k+47.9%3.8
Brexit uncertainty2017–2019£320k£300k-6.2%2.7
Pandemic surge2020–2021£313k£292k-6.6%2.5
Rate-rise correction2022–2023£328k£240k-26.7%2
Current market2024–2026£340k£285k-16.2%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.3%
District
7.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Crystal Palace→ London Bridge· 8 tph
25 min

Nearby stations

Anerley Rail StationSouthern · Windrush
5 min walk
Crystal Palace Rail StationWindrush · Southern
6 min walk
Crystal PalaceNational Rail
6 min walk
Penge West Rail StationWindrush · Southern
10 min walk
Birkbeck Tram StopTram
19 min walk
No bus stops within 400m

35

Walkability score

102

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge ★41 min
Victoria48 min ↑
Waterloo55 min ↑
Canary Wharf44 min ↓
City56 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

14

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)30
Nearest car park331m
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 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: 8.7 km away✗ Not Green Belt✗ Not AONB95% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 6.9 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

MERSHAM MEDICAL CENTRE

30 NORBURY ROAD, CR7 8JN

26 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 984 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

10

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 1.2 km
4 tennis courts2 swimming pools4 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)

911m

Post office

Nearby shops

Anerley News Food & Wine417 m
Niazi food & Wine925 m
Penge food and wine1.1 km

Nearby cafes

Uptown Cafe287 m
Crespidia Coffee287 m
Arin Cafe304 m
Cafe Chic380 m

Nearby restaurants

Tasty Flavours230 m
Miami Chicken244 m
Shawarma King261 m
Anerley Chippy269 m

Nearby pubs

Douglas Fir99 m
The Anerley Arms338 m
The Alma816 m
Everyman Bar832 m

Nearby gyms

Lewis Sports Centre488 m
Crystal Palace Indoor Bowling Club649 m
Crystal Palace National Sports Centre696 m
NSC 50m pool807 m

Nearby health

O'Connor and Associates Dental Surgery472 m
Park Practice @ Oaks Medical Centre506 m
Anerley Surgery870 m
Food hygiene (5-star)62% of 47

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

58

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score21/100
Sales last 12 months2

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

17/100

Velocity score

Future outlook

62.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,289m
Crossrail 2 route8,740m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,417 nationally

1,335

Est. population

27,671/km²

77%

Employed

62%

Degree educated

£48,000

Median income

4.2%

Claimant rate

Inner cityVery high densityYoung professionals

43

Community stability

Age profile

25%
36%
27%
Under 1825%
18–3436%
35–4927%
50–649%
65+3%

Tenure

43%
25%
22%
Own outright5%
Own (mortgage)43%
Private rent25%
Social rent22%
Shared ownership5%

Ethnicity

42%
19%
18%
White British42%
White Other19%
Asian6%
Black18%
Mixed11%
Other4%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine13%
No car household45%
Unemployed5%
No qualifications7%

Housing tenure (Census 2021)

Private rent25%
Social rent22%

vs. London

Income vs London+14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
8
Local approval rate
75%
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)
17
Largest scheme
129 homes · Anerley School For Boys, Anerley School For Boys, Versailles Road, SE20 8AX
Pipeline pressure
NONE

Named schemes (500m)

Anerley School For Boys, Anerley School For Boys, Versailles Road, SE20 8AX129 homes
completed
Anerley School For Boys Blocks D & E, Anerley School For Boys Blocks D & E, Versailles Road, Penge, SE20 8AX88 homes
completed
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
ANERLEY PRIMARY SCHOOL, ANERLEY PRIMARY SCHOOL, WILLIAM BOOTH ROAD, SE20 830 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

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Key facts for SE20 8AZ

Full postcodeSE20 8AZ
Postcode districtSE20
BoroughLondon Borough of Bromley
WardCrystal Palace & Anerley
Latitude51.413908
Longitude-0.070428
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