Crystal Palace & Anerley · Bromley · Beckenham and Penge constituency · 51.41565, -0.06929

SE20 8DB— Crystal Palace & Anerley, Bromley

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

The family fortress

 

Schools 100%Safety 80/100Transport 52/100Yield 4.19%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
80
Schools
60
Transport
52
Environment
79
Investment
51

The bottom line

SE20 8DB offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £400,750 median — a strong choice for Families.

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Location

SE20 8DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-22.9% vs London avg
vs London income+14.3% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for SE20 8DB

🛡️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 8DB 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 · 6 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

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.4 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

+28% vs borough

Crime by type

Violence & sexual offences25%
Anti-social behaviour24%
Other20%
Vehicle crime12%
Drug offences7%
Burglary6%
Robbery3%
Theft3%

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 · 3.4km

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

£400,750

Median sale price

23% below London median

£400,750 is 23% below the London median (£520,000)

-49.4%

This year

Flat

Dominant type

Price history

5-year change
-0.7%
Sales (24 months)10
New build0.0%
Avg flat£400,750
Price per m²£6,713/m²
Price per ft²£624/ft²
Avg floor area61.2 m²

EPC breakdown

C
28%
D
56%
E
7%

Based on 91 properties · Confidence: high

Street mix

Semi 0%Flat 99%Other 1%

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

Stamp duty

Standard buyer£7,538
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,560

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.3×

Price-to-income

£2,005/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£153,000
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

1997–2026 · CAGR

+5.2%

Total change

+341%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.9%

per year

Acceleration

-78.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 206 sales

Property Type Mix

Total: 206 sales

Semi-detached0.5%
Flat/maisonette99.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£54k£69k+27.3%8.2
Post-dot-com plateau2001–2004£103k£130k+26.5%12.8
Pre-crash peak2005–2007£130k£175k+34.6%8
GFC & correction2008–2012£188k£268k+42.6%3.2
Help-to-Buy recovery2013–2016£225k£335k+48.9%6.5
Brexit uncertainty2017–2019£268k£375k+40.2%4.7
Pandemic surge2020–2021£313k£404k+29.2%8.5
Rate-rise correction2022–2023£425k£385k-9.4%6.5
Current market2024–2026£333k£238k-28.4%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.8%
District
7.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

35

Walkability score

117

Footpaths (500m)

0

Santander docks (800m)

3.6 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 park130m
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: 8.5 km away✗ Not Green Belt✗ Not AONB96% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 7.1 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

29 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospital · 889 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

126

Parks (1km)

10

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 1.3 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)

909m

Post office

Nearby shops

Anerley News Food & Wine524 m
One Stop774 m
Niazi food & Wine840 m

Nearby cafes

Crespidia Coffee219 m
Arin Cafe252 m
Cafe Chic294 m
Brown & Green376 m

Nearby restaurants

Miami Chicken187 m
Tasty Flavours198 m
Shawarma King199 m
"No Name"266 m

Nearby pubs

Douglas Fir153 m
The Anerley Arms399 m
Bridge House673 m
Smoked Bone775 m

Nearby gyms

Crystal Palace National Sports Centre494 m
NSC 50m pool599 m
National Sports Centre621 m
NSC Diving Pool642 m

Nearby health

Park Practice @ Oaks Medical Centre504 m
O'Connor and Associates Dental Surgery579 m
Anerley Surgery950 m
Food hygiene (5-star)60% 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

51

Investment score

Moderate

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

54.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,223m
Crossrail 2 route8,720m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,261 nationally

2,119

Est. population

13,804/km²

71%

Employed

55%

Degree educated

£48,000

Median income

6.1%

Claimant rate

Inner cityHigh densityMixed

35

Community stability

Age profile

21%
27%
30%
16%
Under 1821%
18–3427%
35–4930%
50–6416%
65+7%

Tenure

27%
38%
24%
Own outright10%
Own (mortgage)27%
Private rent38%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

45%
20%
19%
White British45%
White Other20%
Asian5%
Black19%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine16%
No car household46%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Private rent38%
Social rent24%

vs. London

Income vs London+14.3%
Price vs London-22.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
11
Local approval rate
29%
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
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
Community Centre, Community Centre, Castledine Road, Penge, SE20 8AE23 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£400,750)

£7,538

Standard buyer

£0

First-time buyer

Save £7,538

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE20 8DB

Full postcodeSE20 8DB
Postcode districtSE20
BoroughLondon Borough of Bromley
WardCrystal Palace & Anerley
Latitude51.415652
Longitude-0.069290
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