Crystal Palace & Anerley · Bromley · Beckenham and Penge constituency · 51.41385, -0.06498

SE20 8PH— Crystal Palace & Anerley, Bromley

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

London's quiet achiever

 

Safety 78/100Transport 50/100

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
47
Safety
78
Schools
—
Transport
50
Environment
80
Investment
60

The bottom line

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

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Location

SE20 8PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE20 8PH

🛡️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 8PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

James Dixon Primary School

Not yet inspected · 5 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 · 29 min walk

4 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 3.1km

Crime is +28% above London average

Property

Prices, sales volume and market trends

Avg floor area64 m²

EPC breakdown

C
11%
D
4%

Based on 15 properties · Confidence: medium

Street mix

Semi 5%Flat 95%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£160,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
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

1999–2024 · CAGR

+7.5%

Total change

+507%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.2%

per year

Acceleration

-7.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached7.1%
Flat/maisonette92.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£56k£56k+0%2
Post-dot-com plateau2001–2004£60k£147k+144.2%1.2
Pre-crash peak2006–2007£144k£157k+9%1
Help-to-Buy recovery2015–2015£275k£275k+0%1
Brexit uncertainty2018–2018£329k£329k+0%1
Rate-rise correction2023–2023£345k£345k+0%2
Current market2024–2024£337k£337k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.9%
District
7.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
6 min walk
Crystal Palace Rail StationSouthern · Windrush
9 min walk
Birkbeck Tram StopTram
16 min walk
No bus stops within 400m

30

Walkability score

58

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

16

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)30
Nearest car park198m
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 waterMEDIUM
Medium
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: 8.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 6.9 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

28 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 1.2 km
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

128

Parks (1km)

3

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 984 m
4 tennis courts2 swimming pools3 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)

697m

Post office

Nearby shops

Anerley News Food & Wine276 m
One Stop602 m
Kingswood Food & Wine637 m
Jerry's676 m

Nearby cafes

Uptown Cafe219 m
Rosie Lee's291 m
Coffee Trailer504 m
Brown And Green Life567 m

Nearby restaurants

Anerley Chippy219 m
Mamma Mia231 m
Tony's Lunch Box Sandwich Bar261 m
Nemo's519 m

Nearby pubs

The Anerley Arms143 m
Douglas Fir426 m
The Maple Tree540 m
Bridge House570 m

Nearby gyms

Crystal Palace Indoor Bowling Club390 m
Temple of Strength614 m
Crystal Palace National Sports Centre745 m
NSC 50m pool795 m

Nearby health

Park Practice @ Oaks Medical Centre144 m
O'Connor and Associates Dental Surgery314 m
Anerley Surgery614 m
Food hygiene (5-star)62% of 37

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

60

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
Gentrification score14/100

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

13.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,911m
Crossrail 2 route9,078m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
8
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)
17
Largest scheme
129 homes · Anerley School For Boys, Anerley School For Boys, Versailles Road, SE20 8AX
Pipeline pressure
NONE

Named schemes (500m)

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
11, 11, Minden Road, SE20 8EE23 homes
completed
Community Centre, Community Centre, Castledine Road, Penge, SE20 8AE23 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 8PH

Full postcodeSE20 8PH
Postcode districtSE20
BoroughLondon Borough of Bromley
WardCrystal Palace & Anerley
Latitude51.413854
Longitude-0.064980
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