The bottom line
SE20 8BB offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.
Check your dealbreakers
Toggle the things that matter to you — see how SE20 8BB scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for SE20 8BB
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Postcode Personality
“The family fortress”
How SE20 8BB has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
James Dixon Primary School
Not yet inspected · 2 min walk
KS2: 102.8
Secondary
Harris City Academy Crystal Palace
Not yet inspected · Inspected Apr 2025 · 7 min walk
100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km
Childcare
Childcare
Crosfield Nursery School
Not inspected · 26 min walk
3 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
68.9 incidents per 1,000 residents
+29% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
1
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: H28 Woodside Fire Station · 3.0km
Crime is +6% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 5 properties · Confidence: low
Street mix
LHA rates — Outer South East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2016–2023 · CAGR
+2.2%
Total change
+16%
Market Activity
Price Velocity & Acceleration
Current Velocity
+12.1%
per year
Acceleration
-40.56
change in velocity
Market State
Strong growth
Price Distribution
P25: £450k–£500k · P75: £400k–£450k · 5 sales
Property Type Mix
Total: 5 sales
By decade
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Help-to-Buy recovery | 2016–2016 | £420k | £420k | +0% | 1 |
| Brexit uncertainty | 2019–2019 | £285k | £285k | +0% | 1 |
| Pandemic surge | 2020–2020 | £435k | £435k | +0% | 1 |
| Rate-rise correction | 2023–2023 | £488k | £488k | +0% | 2 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
31
Walkability score
73
Footpaths (500m)
0
Santander docks (800m)
3.8 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
11
Car parks (800m)
2
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Croham Hurst SSSI — 6.8 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
NORTHWAY ROAD SURGERY
139 NORTHWAY ROAD, CR0 6JJ
37 min walk
79%
Recommend GP
79%
Overall GP experience
0
GPs within 1km
1
Dentists within 1km
5
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
140
Parks (1km)
10
Restaurants (800m)
6
Cafes (800m)
2
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
14
Sports (1km)
1
Convenience
Nightlife (500m)
0
Nightclubs
2
Late-night venues
0
Libraries (1km)
1
Cinemas (2km)
1.1km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
61
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
43.7
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 7/10
Less deprived than average
Index of Multiple Deprivation
Rank: 20,417 nationally
1,335
Est. population
27,671/km²
77%
Employed
62%
Degree educated
£48,000
Median income
4.2%
Claimant rate
43
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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