Crystal Palace & Anerley · Bromley · Beckenham and Penge constituency · 51.41074, -0.06477

SE20 8EF— Crystal Palace & Anerley, Bromley

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

Under-the-radar value

 

Safety 78/100Transport 50/100Yield 4.67%

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
50
Safety
78
Schools
—
Transport
50
Environment
54
Investment
61

The bottom line

SE20 8EF offers low crime at £360,000 median — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how SE20 8EF 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 8EF meets your needs.

Location

SE20 8EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-30.8% vs London avg
vs London income-11.7% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for SE20 8EF

🛡️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 8EF with:

Postcode Personality

🚇 Well-Connected🔒 Very Safe💰 Value Find

“Under-the-radar value”

Share:WhatsAppShare on X

How SE20 8EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

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 · 11 min walk

P8: +0.29A8: 51.8

Childcare

Childcare

Crosfield Nursery School

Not inspected · 24 min walk

5 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 2.8km

Crime is +28% above London average

Property

2 Jul

Prices, sales volume and market trends

£360,000

Median sale price

Bottom 25% — 31% below London median

£360,000 is 31% below the London median (£520,000)

-9.7%

This year

Flat

Dominant type

Price history

5-year change
-6.5%
Sales (24 months)10
New build0.0%
Avg semi-detached£515,000
Avg flat£360,000
Price per m²£7,563/m²
Price per ft²£703/ft²
Avg floor area46.9 m²

EPC breakdown

B
11%
C
87%
D
41%
E
13%
F
1%
G
1%

Based on 154 properties · Confidence: high

Street mix

Semi 7%Terraced 1%Detached 2%Flat 86%Other 4%

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£5,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,300

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

9.7×

Price-to-income

£1,801/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£117,250
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,668
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.2%

Total change

+543%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+6.49

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £125k–£150k · 119 sales

Property Type Mix

Total: 119 sales

Detached2.5%
Semi-detached7.6%
Terraced0.8%
Flat/maisonette89.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£70k+25%3
Post-dot-com plateau2001–2004£91k£120k+31.2%4.2
Pre-crash peak2005–2007£141k£190k+34.8%5.7
GFC & correction2008–2012£173k£159k-7.8%3.2
Help-to-Buy recovery2013–2016£259k£344k+32.8%3.8
Brexit uncertainty2017–2019£280k£340k+21.4%4
Pandemic surge2020–2021£388k£385k-0.8%5.5
Rate-rise correction2022–2023£286k£410k+43.2%4
Current market2024–2026£385k£360k-6.5%3.7

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
6.8%
District
6.8%
Semi-detached+0% α
Local
7.4%
District
7.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing2
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
2 min walk
AnerleyNational Rail
2 min walk
Penge West Rail StationWindrush · Southern
10 min walk
Crystal Palace Rail StationSouthern · Windrush
12 min walk
Birkbeck Tram StopTram
12 min walk
No bus stops within 400m

33

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

4.1 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

15

Car parks (800m)

2

EV chargers (800m)

Nearest car park52m
Santander docks (800m)0
Nearest cycle dock4.1 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: 9.1 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 6.6 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

24 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 1.5 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

154

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 698 m
1 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)

809m

Post office

Nearby shops

Anerley News Food & Wine112 m
The London Brioche Company702 m
Penge food and wine764 m
One Stop865 m

Nearby cafes

Rosie Lee's87 m
Uptown Cafe245 m
Crespidia Coffee803 m
Coffee Trailer810 m

Nearby restaurants

Tony's Lunch Box Sandwich Bar120 m
Mamma Mia206 m
Anerley Chippy263 m
H&H Kebab Centre437 m

Nearby pubs

The Anerley Arms236 m
The Maple Tree506 m
Douglas Fir618 m
Bridge House874 m

Nearby gyms

Crystal Palace Indoor Bowling Club145 m
Temple of Strength888 m
Crystal Palace National Sports Centre1.1 km
NSC 50m pool1.1 km

Nearby health

O'Connor and Associates Dental Surgery56 m
Park Practice @ Oaks Medical Centre286 m
Anerley Surgery344 m
Food hygiene (5-star)61% of 41

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

61

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score10/100
Sales last 12 months6

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

33.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,874m
Crossrail 2 route9,253m

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%
Price vs London-30.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
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)
15
Largest scheme
115 homes · THE GROVES ESTATE, LAND BOUNDED BY, THE GROVES ESTATE, LAND BOUNDED BY, OAKFIELD ROAD, BLEAN, LAUREL, JASMINE GROVES, MAPLE RD, SE20
Pipeline pressure
NONE

Named schemes (500m)

176-182, 176-182, Croydon Road, Wadhurst Close, SE20 7YU49 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
214-216, 214-216, ANERLEY ROAD, SE20 8TJ30 homes
completed
2, 2, Betts Way, Penge, SE20 8TZ24 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 (£360,000)

£5,500

Standard buyer

£0

First-time buyer

Save £5,500

Affordability check — your annual salary

£

Deposit

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

Live in SE20 8EF? 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 8EF.
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

What else could £360k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SE20 8EF

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

No spam. Unsubscribe anytime.

Key facts for SE20 8EF

Full postcodeSE20 8EF
Postcode districtSE20
BoroughLondon Borough of Bromley
WardCrystal Palace & Anerley
Latitude51.410739
Longitude-0.064766
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