Crystal Palace & Anerley · Bromley · Beckenham and Penge constituency · 51.40510, -0.06828

SE20 8SS— Crystal Palace & Anerley, Bromley

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

 

Schools 75%Safety 72/100Transport 37/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
48
Safety
72
Schools
90
Transport
37
Environment
55
Investment
42

The bottom line

SE20 8SS offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE20 8SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for SE20 8SS

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

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How SE20 8SS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

James Dixon Primary School

Not yet inspected · 8 min walk

KS2: 102.8

★★

Secondary

Harris Academy South Norwood

Good · Inspected May 2022 · 9 min walk

P8: +0.44A8: 47.8

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 16 min walk

4 primaries · 2 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 2.2km

Crime is +87% 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£6,939/m²
Price per ft²£645/ft²
Avg floor area49.1 m²

EPC breakdown

C
8%
D
9%
E
1%

Based on 18 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£122,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+7.1%

Total change

+489%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.6%

per year

Acceleration

+3.06

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £150k–£175k · 27 sales

Property Type Mix

Total: 27 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£58k£64k+10.8%1.5
Post-dot-com plateau2002–2003£120k£125k+4.2%2
Pre-crash peak2005–2007£158k£158k+0%1.3
GFC & correction2012–2012£165k£165k+0%3
Help-to-Buy recovery2014–2016£263k£281k+6.9%1.5
Brexit uncertainty2017–2019£312k£315k+1%1.5
Pandemic surge2020–2020£300k£300k+0%1
Rate-rise correction2022–2023£320k£325k+1.6%2.5
Current market2024–2024£340k£340k+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%
District
7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing10
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

Harrington Road Tram StopTram
10 min walk
Anerley Rail StationSouthern · Windrush
10 min walk
AnerleyNational Rail
10 min walk
Birkbeck Tram StopTram
11 min walk
Norwood Junction Rail StationSoutheastern · Southern
13 min walk
No bus stops within 400m

20

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

4.2 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

5

Car parks (800m)

2

EV chargers (800m)

Nearest car park219m
Santander docks (800m)0
Nearest cycle dock4.2 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.6 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 5.9 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

ASHBURTON PARK MEDICAL CENTRE

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

29 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

9

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

119

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Albion (747 m)

Nearest supermarket914 m
2 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)

934m

Post office

Nearby shops

Penge food and wine97 m
Anerley News Food & Wine725 m
Tesco Express773 m
G7 Express785 m

Nearby cafes

The Lakes Cafe512 m
Rosie Lee's711 m
Uptown Cafe816 m
YEHA NOHA972 m

Nearby restaurants

Tony's Lunch Box Sandwich Bar740 m
H&H Kebab Centre778 m
Mamma Mia787 m
Anerley Chippy827 m

Nearby pubs

The Albion747 m
The Jolly Sailor779 m
The Albert Tavern863 m
The Anerley Arms864 m

Nearby gyms

Croydon Sailing Club531 m
Crystal Palace Indoor Bowling Club731 m
Lewis Sports Centre875 m

Nearby pharmacies

Day Lewis Pharmacy945 m

Nearby health

O'Connor and Associates Dental Surgery691 m
Anerley Surgery691 m
Park Practice @ Oaks Medical Centre960 m
Food hygiene (5-star)64% of 28

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
Gross yield
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score12/100
Sales last 12 months0

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

4/100

Velocity score

Future outlook

29.4

Price growth score

D
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,156m
Crossrail 2 route9,331m

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
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
4
Local approval rate
25%
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)
29
Largest scheme
50 homes · RAILWAY LAND, RAILWAY LAND, KINGS ROAD, SE25
Pipeline pressure
LOW

Named schemes (500m)

RAILWAY LAND, RAILWAY LAND, KINGS ROAD, SE2550 homes
completed
176-182, 176-182, Croydon Road, Wadhurst Close, SE20 7YU49 homes
completed
214-216, 214-216, ANERLEY ROAD, SE20 8TJ30 homes
completed
1-7, 1-7, WARMINSTER SQUARE, SE2528 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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Compare Bromley with nearby boroughs:

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Key facts for SE20 8SS

Full postcodeSE20 8SS
Postcode districtSE20
BoroughLondon Borough of Bromley
WardCrystal Palace & Anerley
Latitude51.405096
Longitude-0.068283
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