Crystal Palace & Anerley · Bromley · Beckenham and Penge constituency · 51.40889, -0.06689

SE20 8SA— Crystal Palace & Anerley, Bromley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 72/100Transport 43/100Low yield 3.14%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
72
Schools
60
Transport
43
Environment
54
Investment
33

The bottom line

SE20 8SA offers exceptional schools (100% Good/Outstanding) and low crime at £535,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE20 8SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price+2.9% vs London avg
vs London income-11.7% vs London avg
vs London crime+87.0% vs London avg

Deep-dive guides for SE20 8SA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart📈 Up & Coming🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE20 8SA 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 · 4 min walk

KS2: 102.8

—

Secondary

Harris City Academy Crystal Palace

Not yet inspected · Inspected Apr 2025 · 9 min walk

P8: +0.29A8: 51.8

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 22 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

121.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+128% vs borough

Crime by type

Other32%
Violence & sexual offences26%
Anti-social behaviour22%
Drug offences6%
Vehicle crime5%
Robbery3%
Burglary3%
Theft2%

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 · 2.6km

Crime is +87% 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.

£535,000

Median sale price

Above London median by 3%

£535,000 is 3% above the London median (£520,000)

-33.4%

This year

Flat

Dominant type

Price history

5-year change
+57.4%
Sales (24 months)7
New build0.0%
Avg terraced£1,182,500
Avg flat£455,000
Price per m²£7,709/m²
Price per ft²£716/ft²
Avg floor area68.9 m²

EPC breakdown

C
14%
D
10%
E
1%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Terraced 12%Flat 84%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£14,250
First-time buyerFTB
£5,500
Additional propertyBTL/2nd
£30,300

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

14.4×

Price-to-income

£2,676/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£172,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.9%

Total change

+318%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.2%

per year

Acceleration

-94.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 46 sales

Property Type Mix

Total: 46 sales

Terraced13%
Flat/maisonette87%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£67k-23.8%1.7
Post-dot-com plateau2001–2004£180k£144k-20.1%2
Pre-crash peak2005–2007£136k£190k+39.7%4.3
GFC & correction2008–2008£245k£245k+0%1
Help-to-Buy recovery2014–2016£227k£363k+59.7%1.7
Brexit uncertainty2017–2019£325k£240k-26.2%2.5
Pandemic surge2021–2021£340k£340k+0%1
Rate-rise correction2023–2023£357k£357k+0%2
Current market2024–2025£568k£368k-35.2%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
9%
District
9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Anerley Rail StationSouthern · Windrush
5 min walk
AnerleyNational Rail
5 min walk
Birkbeck Tram StopTram
12 min walk
Penge West Rail StationWindrush · Southern
13 min walk
Harrington Road Tram StopTram
14 min walk
No bus stops within 400m

33

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge ★36 min
Victoria55 min ↑
Waterloo52 min ↑
Canary Wharf51 min ↑
City52 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

13

Car parks (800m)

2

EV chargers (800m)

Nearest car park243m
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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 6.4 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

ASHBURTON PARK MEDICAL CENTRE

ASHBURTON PARK M.PRACTICE, 416 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 7AG

34 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

8

Care homes (1km)

Nearest hospital · 1.6 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

148

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Anerley Arms (431 m)

Nearest supermarketThe Co-operative Food · 701 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

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 & Wine291 m
Penge food and wine528 m

Nearby cafes

Rosie Lee's278 m
Uptown Cafe389 m
The Lakes Cafe688 m
Crespidia Coffee896 m

Nearby restaurants

Tony's Lunch Box Sandwich Bar306 m
Mamma Mia357 m
Anerley Chippy403 m
H&H Kebab Centre544 m

Nearby pubs

The Anerley Arms431 m
Douglas Fir709 m
The Maple Tree723 m

Nearby gyms

Crystal Palace Indoor Bowling Club352 m
Croydon Sailing Club682 m
Lewis Sports Centre691 m

Nearby health

O'Connor and Associates Dental Surgery260 m
Anerley Surgery436 m
Park Practice @ Oaks Medical Centre535 m
Food hygiene (5-star)56% of 34

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

33

Investment score

Weak

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score30/100
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.6

Price growth score

C
Low

Development pressure

High

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,019m
Crossrail 2 route9,219m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,653 nationally

1,559

Est. population

16,788/km²

55%

Employed

33%

Degree educated

£37,100

Median income

10.5%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

42

Community stability

Age profile

25%
20%
22%
21%
Under 1825%
18–3420%
35–4922%
50–6421%
65+13%

Tenure

18%
16%
56%
Own outright11%
Own (mortgage)18%
Private rent16%
Social rent56%
Shared ownership1%

Ethnicity

41%
28%
White British41%
White Other12%
Asian6%
Black28%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine27%
No car household49%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent56%
Private rent16%

vs. London

Income vs London-11.7%
Price vs London+2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
8
Local approval rate
40%
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)
18
Largest scheme
129 homes · Anerley School For Boys, Anerley School For Boys, Versailles Road, SE20 8AX
Pipeline pressure
LOW

Named schemes (500m)

176-182, 176-182, Croydon Road, Wadhurst Close, SE20 7YU49 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
11, 11, Minden Road, SE20 8EE23 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 (£535,000)

£14,250

Standard buyer

£5,500

First-time buyer

Save £8,750

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 8SA

Full postcodeSE20 8SA
Postcode districtSE20
BoroughLondon Borough of Bromley
WardCrystal Palace & Anerley
Latitude51.408894
Longitude-0.066886
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