Crystal Palace & Anerley · Bromley · Beckenham and Penge constituency · 51.41634, -0.06260

SE20 8NZ— Crystal Palace & Anerley, Bromley

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

London's quiet achiever

 

Safety 80/100Transport 55/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
62
Safety
80
Schools
—
Transport
55
Environment
79
Investment
65

The bottom line

SE20 8NZ offers low crime and a green environment — a strong choice for Families.

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Location

SE20 8NZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+14.3% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for SE20 8NZ

🛡️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🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How SE20 8NZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Harris Primary Academy Crystal Palace

Not yet inspected · 3 min walk

KS2: 103.8

—

Secondary

Harris City Academy Crystal Palace

Not yet inspected · Inspected Apr 2025 · 14 min walk

P8: +0.29A8: 51.8

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 26 min walk

4 primaries · 0 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beckenham Fire Station · 2.2km

Crime is +5% 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£5,753/m²
Price per ft²£534/ft²
Avg floor area48.1 m²

EPC breakdown

B
6%
C
8%
D
4%
E
2%
F
1%

Based on 21 properties · Confidence: medium

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

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£120,250
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.19 W/m²K
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,668
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+6.7%

Total change

+439%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.8%

per year

Acceleration

-5.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£51k£65k+27.4%1.5
Post-dot-com plateau2001–2004£77k£130k+68.8%1.7
Pre-crash peak2005–2007£125k£162k+30.1%1
GFC & correction2010–2012£140k£124k-11.8%1
Help-to-Buy recovery2013–2016£111k£246k+121.6%1.3
Brexit uncertainty2019–2019£270k£270k+0%1
Rate-rise correction2023–2023£280k£280k+0%3
Current market2025–2025£275k£275k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.6%
District
6.6%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Penge West→ London Bridge· 2 tph
24 min

Nearby stations

Penge West Rail StationWindrush · Southern
2 min walk
Penge WestNational Rail
2 min walk
Anerley Rail StationSouthern · Windrush
6 min walk
Crystal Palace Rail StationSouthern · Windrush
9 min walk
Sydenham Rail StationWindrush · Southern
17 min walk
No bus stops within 400m

29

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

3.9 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)

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Parking & EV

Car parks, spaces and charging points

15

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)60
Nearest car park234m
Santander docks (800m)0
Nearest cycle dock3.9 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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.6 km away✗ Not Green Belt✗ Not AONB95% green spaceTree canopy: 10%
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

ST JAMES' PRACTICE

138 CROYDON ROAD, BR3 4DG

29 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 1.2 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

121

Parks (1km)

10

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

22

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 1.2 km
11 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)

554m

Post office

Nearby shops

One Stop309 m
Kingswood Food & Wine350 m
Jerry's416 m
Anerley News Food & Wine592 m

Nearby cafes

Coffee Trailer183 m
Brown And Green Life298 m
Pretty Little Cupcakes311 m
Brown & Green Bev Bar316 m

Nearby restaurants

Tasty Palace325 m
Tang Tang423 m
Penge Masala428 m
Rebas438 m

Nearby pubs

Bridge House248 m
The Anerley Arms465 m
The Maple Tree584 m
Douglas Fir607 m

Nearby gyms

Temple of Strength309 m
NSC 50m pool595 m
Crystal Palace National Sports Centre604 m
NSC Diving Pool623 m

Nearby health

Park Practice @ Oaks Medical Centre360 m
O'Connor and Associates Dental Surgery621 m
Anerley Surgery822 m
Food hygiene (5-star)64% of 50

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

65

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
6.1% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score19/100
Sales last 12 months0

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

4/100

Velocity score

Future outlook

54.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,764m
Crossrail 2 route9,095m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
13
Local approval rate
44%
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
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)

THE GROVES ESTATE, LAND BOUNDED BY, THE GROVES ESTATE, LAND BOUNDED BY, OAKFIELD ROAD, BLEAN, LAUREL, JASMINE GROVES, MAPLE RD, SE20115 homes
completed
KENT TOWER AND SURREY TOWER, KENT TOWER AND SURREY TOWER, WOODBINE GROVE, SE20 8UR49 homes
completed
KENT AND SURREY TOWERS, KENT AND SURREY TOWERS, WOODBINE GROVE, SE20 8UR31 homes
completed
FORMER OAKFIELD DEPOT, FORMER OAKFIELD DEPOT, OAKFIELD ROAD, SE2018 homes
completed
5-9, 5-9, Anerley Station Road, SE20 8PY13 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 8NZ

Full postcodeSE20 8NZ
Postcode districtSE20
BoroughLondon Borough of Bromley
WardCrystal Palace & Anerley
Latitude51.416342
Longitude-0.062603
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