Crystal Palace & Anerley · Bromley · Beckenham and Penge constituency · 51.41636, -0.06923

SE20 8DF— Crystal Palace & Anerley, Bromley

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

The family fortress

 

Schools 100%Safety 71/100Transport 53/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
71
Schools
60
Transport
53
Environment
79
Investment
42

The bottom line

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

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Location

SE20 8DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+14.3% vs London avg
vs London crime+93.0% vs London avg

Deep-dive guides for SE20 8DF

🛡️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 8DF 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 · 7 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 · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

125.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+135% vs borough

Crime by type

Other25%
Violence & sexual offences23%
Anti-social behaviour16%
Theft10%
Vehicle crime9%
Drug offences8%
Robbery4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 3.4km

Crime is +93% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£11,176/m²
Price per ft²£1,038/ft²
Avg floor area60.1 m²

EPC breakdown

B
1%
C
13%
D
4%

Based on 18 properties · Confidence: medium

Street mix

Semi 7%Terraced 33%Flat 60%

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£150,250
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, filled cavity
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

1996–2024 · CAGR

+7.9%

Total change

+747%

Market Activity

Price Velocity & Acceleration

Current Velocity

+90.0%

per year

Acceleration

+79.32

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached6.7%
Terraced33.3%
Flat/maisonette60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£74k£62k-16.2%1
Post-dot-com plateau2001–2004£100k£142k+41.6%1.3
Pre-crash peak2006–2006£127k£127k+0%1
Help-to-Buy recovery2014–2014£239k£239k+0%1
Brexit uncertainty2017–2017£275k£275k+0%1
Pandemic surge2020–2021£308k£298k-3.2%1.5
Rate-rise correction2023–2023£330k£330k+0%1
Current market2024–2024£627k£627k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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 StationWindrush · Southern
4 min walk
Crystal PalaceNational Rail
4 min walk
Anerley Rail StationSouthern · Windrush
7 min walk
Penge West Rail StationWindrush · Southern
7 min walk
Sydenham Rail StationWindrush · Southern
20 min walk
No bus stops within 400m

34

Walkability score

118

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

18

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)40
Nearest car park52m
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: 8.4 km away✗ Not Green Belt✗ Not AONB96% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 7.2 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 · 840 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

121

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 · 1.4 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)

894m

Post office

Nearby shops

Anerley News Food & Wine594 m
One Stop754 m
Niazi food & Wine795 m

Nearby cafes

Crespidia Coffee215 m
Arin Cafe250 m
Cafe Chic270 m
Brown & Green320 m

Nearby restaurants

Miami Chicken197 m
Shawarma King203 m
Tasty Flavours216 m
"No Name"259 m

Nearby pubs

Douglas Fir216 m
The Anerley Arms464 m
Bridge House641 m
Smoked Bone739 m

Nearby gyms

Crystal Palace National Sports Centre415 m
NSC 50m pool521 m
National Sports Centre543 m
NSC Diving Pool565 m

Nearby health

Park Practice @ Oaks Medical Centre549 m
O'Connor and Associates Dental Surgery648 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

A

High street health

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score17/100
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

41.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,224m
Crossrail 2 route8,686m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,529 nationally

1,308

Est. population

6,197/km²

70%

Employed

48%

Degree educated

£48,000

Median income

5.3%

Claimant rate

Inner cityMedium densityRenters

28

Community stability

Age profile

23%
29%
25%
16%
Under 1823%
18–3429%
35–4925%
50–6416%
65+6%

Tenure

20%
49%
24%
Own outright7%
Own (mortgage)20%
Private rent49%
Social rent24%
Shared ownership1%

Ethnicity

31%
19%
28%
White British31%
White Other19%
Asian7%
Black28%
Mixed12%
Other4%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household54%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent49%
Social rent24%

vs. London

Income vs London+14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
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
Community Centre, Community Centre, Castledine Road, Penge, SE20 8AE23 homes
completed
HADLOW PLACE, SE1916 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 8DF

Full postcodeSE20 8DF
Postcode districtSE20
BoroughLondon Borough of Bromley
WardCrystal Palace & Anerley
Latitude51.416361
Longitude-0.069232
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