Crystal Palace & Anerley · Bromley · Beckenham and Penge constituency · 51.40932, -0.06314

SE20 8TZ— Crystal Palace & Anerley, Bromley

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

Urban convenience personified

 

Safety 78/100Transport 48/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
46
Safety
78
Schools
—
Transport
48
Environment
55
Investment
46

The bottom line

SE20 8TZ offers low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Do you have or plan to have school-age children?
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Location

SE20 8TZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for SE20 8TZ

🛡️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🔒 Very Safe

“Urban convenience personified”

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How SE20 8TZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St Anthony's Catholic Primary School

Not yet inspected · 3 min walk

KS2: 106.0

—

Secondary

Harris City Academy Crystal Palace

Not yet inspected · Inspected Apr 2025 · 12 min walk

P8: +0.29A8: 51.8

Childcare

Childcare

Crosfield Nursery School

Not inspected · 23 min walk

5 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 2.6km

Crime is +28% above London average

Property

21 Jun

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£6,047/m²
Price per ft²£562/ft²
Avg floor area64 m²

EPC breakdown

B
26%
C
2%

Based on 28 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£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 era2013
WallsAverage thermal transmittance 0.22 W/m²K
RoofAverage thermal transmittance 0.12 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,668
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2024 · CAGR

+19.3%

Total change

+189%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.9%

per year

Acceleration

-108.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£134k£89k-34%2
Pandemic surge2021–2021£128k£128k+0%1
Rate-rise correction2023–2023£303k£303k+0%1
Current market2024–2024£387k£387k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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
10 min walk
Penge West Rail StationWindrush · Southern
12 min walk
Avenue Road Tram StopTram
12 min walk
No bus stops within 400m

33

Walkability score

70

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

14

Car parks (800m)

2

EV chargers (800m)

Nearest car park123m
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 6.5 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

22 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

8

Care homes (1km)

Nearest hospital · 1.7 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

198

Parks (1km)

7

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 (427 m)

Nearest supermarketThe Co-operative Food · 507 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
852 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

825m

Post office

Nearby shops

Anerley News Food & Wine305 m
The London Brioche Company658 m
Penge food and wine668 m
One Stop961 m

Nearby cafes

Rosie Lee's280 m
Uptown Cafe438 m
Maple Cafe839 m
Mable Cafe878 m

Nearby restaurants

H&H Kebab Centre284 m
Tony's Lunch Box Sandwich Bar314 m
Mamma Mia399 m
Anerley Chippy457 m

Nearby pubs

The Anerley Arms427 m
The Maple Tree480 m
Grace's782 m
Douglas Fir811 m

Nearby gyms

Crystal Palace Indoor Bowling Club153 m
Temple of Strength991 m

Nearby health

Anerley Surgery178 m
O'Connor and Associates Dental Surgery249 m
Park Practice @ Oaks Medical Centre424 m
Food hygiene (5-star)63% of 51

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

46

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

31.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,758m
Crossrail 2 route9,427m

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
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
9
Local approval rate
33%
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)
19
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)

176-182, 176-182, Croydon Road, Wadhurst Close, SE20 7YU49 homes
completed
209-215, 209-215, ANERLEY ROAD, SE2034 homes
completed
2, 2, Betts Way, Penge, SE20 8TZ24 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 8TZ

Full postcodeSE20 8TZ
Postcode districtSE20
BoroughLondon Borough of Bromley
WardCrystal Palace & Anerley
Latitude51.409318
Longitude-0.063144
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