Crystal Palace & Anerley · Bromley · Beckenham and Penge constituency · 51.40837, -0.06763

SE20 8SD— Crystal Palace & Anerley, Bromley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 72/100Transport 42/100

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
72
Schools
60
Transport
42
Environment
56
Investment
42

The bottom line

SE20 8SD offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: very high noise (65 dB) — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

SE20 8SD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE20 8SD

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE20 8SD 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 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 21 min walk

3 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 · 2.5km

Crime is +87% above London average

Property

Prices, sales volume and market trends

Avg floor area70 m²

EPC breakdown

C
1%

Based on 1 properties · Confidence: very_low

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£175,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band CAnnual charge £1,668
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+8%

Total change

+529%

Market Activity

Price Velocity & Acceleration

Current Velocity

+130.3%

per year

Acceleration

+173.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£52k£52k+0%1
GFC & correction2008–2012£250k£142k-43.2%1
Pandemic surge2021–2021£327k£327k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
Harrington Road Tram StopTram
13 min walk
Penge West Rail StationWindrush · Southern
14 min walk
No bus stops within 400m

28

Walkability score

92

Footpaths (500m)

0

Santander docks (800m)

4.0 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

10

Car parks (800m)

2

EV chargers (800m)

Nearest car park320m
Santander docks (800m)0
Nearest cycle dock4.0 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
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 6.3 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

2

Dentists within 1km

8

Care homes (1km)

Nearest hospital · 1.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

143

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Anerley Arms (499 m)

Nearest supermarketThe Co-operative Food · 727 m
3 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)

1.3km

Post office

Nearby shops

Anerley News Food & Wine362 m
Penge food and wine463 m

Nearby cafes

Rosie Lee's351 m
Uptown Cafe449 m
The Lakes Cafe615 m
Crespidia Coffee930 m

Nearby restaurants

Tony's Lunch Box Sandwich Bar377 m
Mamma Mia420 m
Anerley Chippy461 m
H&H Kebab Centre600 m

Nearby pubs

The Anerley Arms499 m
Douglas Fir745 m
The Maple Tree797 m

Nearby gyms

Crystal Palace Indoor Bowling Club428 m
Croydon Sailing Club610 m
Lewis Sports Centre670 m

Nearby health

O'Connor and Associates Dental Surgery335 m
Anerley Surgery493 m
Park Practice @ Oaks Medical Centre611 m
Food hygiene (5-star)57% 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

A

High street health

Investment

Investment grade, yield and market outlook

42

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
Gentrification score12/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

13

Price growth score

E
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,073m
Crossrail 2 route9,201m

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%

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)
16
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
11, 11, Minden Road, SE20 8EE23 homes
completed
188-194, 188-194, Croydon Road, Beverley Road, SE20 7YU20 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 8SD

Full postcodeSE20 8SD
Postcode districtSE20
BoroughLondon Borough of Bromley
WardCrystal Palace & Anerley
Latitude51.408367
Longitude-0.067627
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