Crystal Palace & Anerley · Bromley · Beckenham and Penge constituency · 51.41203, -0.07039

SE20 8FU— Crystal Palace & Anerley, Bromley

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

The family fortress

 

Schools 100%Safety 80/100Transport 51/100Yield 4.05%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
80
Schools
60
Transport
51
Environment
57
Investment
49

The bottom line

SE20 8FU offers exceptional schools (100% Good/Outstanding) and low crime at £415,000 median — a strong choice for Families.

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Location

SE20 8FU

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 avg price-20.2% vs London avg
vs London income+14.3% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for SE20 8FU

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE20 8FU 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 · 2 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 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 26 min walk

4 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)

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

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£415,000

Median sale price

20% below London median

£415,000 is 20% below the London median (£520,000)

-26.0%

This year

Flat

Dominant type

Price history

5-year change
-10.3%
Sales (24 months)7
New build0.0%
Avg flat£415,000
Price per m²£6,241/m²
Price per ft²£580/ft²
Avg floor area66.5 m²

EPC breakdown

B
66%

Based on 66 properties · Confidence: high

Street mix

Flat 100%

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£8,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,700

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

8.6×

Price-to-income

£2,076/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£166,250
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,668
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2026 · CAGR

+-2.6%

Total change

-19%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.3%

per year

Acceleration

+31.79

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 84 sales

Property Type Mix

Total: 84 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£415k£435k+4.7%22
Pandemic surge2020–2021£442k£463k+4.6%11.5
Rate-rise correction2022–2023£395k£438k+10.9%4
Current market2024–2026£423k£335k-20.7%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-3.9%
District
-3.9%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing7
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Anerley Rail StationSouthern · Windrush
4 min walk
AnerleyNational Rail
4 min walk
Crystal Palace Rail StationWindrush · Southern
9 min walk
Penge West Rail StationWindrush · Southern
11 min walk
Birkbeck Tram StopTram
17 min walk
No bus stops within 400m

31

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

3.7 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

11

Car parks (800m)

2

EV chargers (800m)

Nearest car park367m
Santander docks (800m)0
Nearest cycle dock3.7 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: 8.9 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 13%
More green space than 76% of London

Nearest SSSI: Croham Hurst SSSI — 6.7 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

NORTHWAY ROAD SURGERY

139 NORTHWAY ROAD, CR0 6JJ

36 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 1.2 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

126

Parks (1km)

10

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 1.1 km
2 tennis courts4 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)

1.0km

Post office

Nearby shops

Anerley News Food & Wine319 m
Penge food and wine881 m

Nearby cafes

Uptown Cafe234 m
Rosie Lee's339 m
Crespidia Coffee483 m
Arin Cafe493 m

Nearby restaurants

Anerley Chippy223 m
Mamma Mia253 m
Tony's Lunch Box Sandwich Bar319 m
Tasty Flavours424 m

Nearby pubs

Douglas Fir304 m
The Anerley Arms318 m

Nearby gyms

Lewis Sports Centre402 m
Crystal Palace Indoor Bowling Club557 m
Croydon Sailing Club744 m
Crystal Palace National Sports Centre903 m

Nearby health

O'Connor and Associates Dental Surgery363 m
Park Practice @ Oaks Medical Centre511 m
Anerley Surgery756 m
Food hygiene (5-star)62% of 45

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

49

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score17/100
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

55

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,273m
Crossrail 2 route8,840m

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%
Price vs London-20.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
8
Local approval rate
67%
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
16
Under construction
0
Completed (3yr)
17
Largest scheme
129 homes · Anerley School For Boys, Anerley School For Boys, Versailles Road, SE20 8AX
Pipeline pressure
LOW

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
214-216, 214-216, ANERLEY ROAD, SE20 8TJ30 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 (£415,000)

£8,250

Standard buyer

£0

First-time buyer

Save £8,250

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 8FU

Full postcodeSE20 8FU
Postcode districtSE20
BoroughLondon Borough of Bromley
WardCrystal Palace & Anerley
Latitude51.412028
Longitude-0.070392
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