Crystal Palace & Anerley · Bromley · Beckenham and Penge constituency · 51.41561, -0.06445

SE20 8PP— Crystal Palace & Anerley, Bromley

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

London's quiet achiever

 

Safety 80/100Transport 52/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
59
Safety
80
Schools
—
Transport
52
Environment
79
Investment
39

The bottom line

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

Check your dealbreakers

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

Location

SE20 8PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE20 8PP

🛡️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 8PP with:

Postcode Personality

🚇 Well-Connected🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

Share:WhatsAppShare on X

How SE20 8PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Harris Primary Academy Crystal Palace

Not yet inspected · 5 min walk

KS2: 103.8

—

Secondary

Harris City Academy Crystal Palace

Not yet inspected · Inspected Apr 2025 · 12 min walk

P8: +0.29A8: 51.8

Childcare

Childcare

Dulwich Wood 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

68.4 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 3.3km

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£9,097/m²
Price per ft²£845/ft²
Avg floor area79.9 m²

EPC breakdown

C
10%
D
12%
E
3%

Based on 25 properties · Confidence: medium

Street mix

Semi 17%Terraced 72%Flat 11%

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£199,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.7%

Total change

+818%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.1%

per year

Acceleration

-23.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached17%
Terraced72.3%
Flat/maisonette10.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£119k+56.5%1.5
Post-dot-com plateau2001–2004£94k£181k+92.8%2.5
Pre-crash peak2005–2007£198k£250k+26.3%1.3
GFC & correction2009–2012£240k£200k-16.7%1
Help-to-Buy recovery2013–2014£350k£400k+14.3%4.5
Brexit uncertainty2017–2019£605k£675k+11.6%1.7
Pandemic surge2020–2020£565k£565k+0%1
Rate-rise correction2022–2022£608k£608k+0%1
Current market2024–2025£728k£698k-4.1%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.4%
District
9.4%

CAGR over 25yr 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 Volume75
Seasonal Timing0
Trend Position40

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

Penge West Rail StationWindrush · Southern
4 min walk
Anerley Rail StationSouthern · Windrush
5 min walk
AnerleyNational Rail
5 min walk
Crystal Palace Rail StationWindrush · Southern
8 min walk
Avenue Road Tram StopTram
18 min walk
No bus stops within 400m

30

Walkability score

86

Footpaths (500m)

0

Santander docks (800m)

3.8 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)60
Nearest car park342m
Santander docks (800m)0
Nearest cycle dock3.8 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 AONB94% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 7.1 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 · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

128

Parks (1km)

4

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

22

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 1.1 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)

660m

Post office

Nearby shops

One Stop460 m
Anerley News Food & Wine475 m
Kingswood Food & Wine500 m
Jerry's560 m

Nearby cafes

Coffee Trailer330 m
Brown And Green Life368 m
Brown & Green Bev Bar379 m
Uptown Cafe402 m

Nearby restaurants

Anerley Chippy398 m
Mamma Mia422 m
Tony's Lunch Box Sandwich Bar460 m
Tasty Palace476 m

Nearby pubs

The Anerley Arms337 m
Bridge House394 m
Douglas Fir462 m
The Maple Tree610 m

Nearby gyms

Temple of Strength461 m
Crystal Palace Indoor Bowling Club564 m
Crystal Palace National Sports Centre586 m
NSC 50m pool615 m

Nearby health

Park Practice @ Oaks Medical Centre287 m
O'Connor and Associates Dental Surgery512 m
Anerley Surgery776 m
Food hygiene (5-star)66% of 35

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

39

Investment score

Weak

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

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score18/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

45.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,886m
Crossrail 2 route9,020m

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)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
10
Local approval rate
17%
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)

James Dixon Primary School, James Dixon Primary School, Anerley Park, SE20 8ND46 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
100 & 102, 100 & 102, Anerley Park, SE20 8NR12 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

Live in SE20 8PP? 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 8PP.
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

Similar postcodes

Frequently asked questions

📍 Track SE20 8PP

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

No spam. Unsubscribe anytime.

Key facts for SE20 8PP

Full postcodeSE20 8PP
Postcode districtSE20
BoroughLondon Borough of Bromley
WardCrystal Palace & Anerley
Latitude51.415608
Longitude-0.064446
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