Anerley SE20 is a South East London neighbourhood that blends Victorian charm with modern convenience. Tucked between Penge, Crystal Palace, and Beckenham, it offers a quieter alternative to its bustling neighbours while still benefiting from excellent transport links. Anerley has a strong community spirit, with leafy streets, affordable housing compared to nearby areas, and easy access to green spaces such as Crystal Palace Park. It is an increasingly popular choice for first-time buyers, families, and investors seeking value and growth potential in London’s property market.
History & Regeneration
Anerley’s origins are relatively modern compared to neighbouring districts. The name “Anerley” is thought to derive from a Scottish word meaning “solitary place,” reflecting its rural beginnings. Until the early 19th century, the area was mostly farmland, with few dwellings. Anerley began to take shape after the opening of the Croydon Canal in 1809, later replaced by the London and Croydon Railway in 1839. Anerley Station, built in 1839, was one of the first suburban railway stations in South London, helping the area grow rapidly.
The mid-19th century saw Anerley become a desirable suburb for middle-class families, thanks to its transport links and proximity to the newly developed Crystal Palace after its relocation from Hyde Park in 1854. Victorian terraces and semi-detached villas sprang up along the main roads, shaping much of the housing stock that survives today.
During the 20th century, Anerley, like much of South London, experienced bomb damage during the Second World War. Post-war rebuilding introduced council housing estates alongside surviving Victorian homes. The area has since diversified, with regeneration projects improving local amenities and transport services.
Today, Anerley retains its suburban identity while benefiting from the vibrancy of nearby Crystal Palace and Penge. Its historical layers, from canal to railway suburb, remain visible in its architecture and layout, creating a distinctive local character.
Property Market & Architecture
Anerley SE20 offers a diverse and appealing property mix, making it a strong option for buyers at different stages of the property ladder. Much of the housing stock dates from the Victorian and Edwardian periods, with elegant terraces, bay-fronted houses, and semi-detached homes dominating residential streets. Many retain original features such as sash windows, decorative brickwork, and tiled pathways.
Interspersed with period homes are 20th-century builds, including ex-local authority flats and maisonettes, which offer more affordable options for first-time buyers and investors. Recent years have also seen the development of modern apartment blocks, particularly around Anerley Station, catering to professionals seeking commuter convenience.
Key residential areas and developments include:
Anerley Road (SE20): Characterised by Victorian terraces and mixed-use developments, close to local shops and transport links.
Betts Park vicinity (SE20): Offers family homes with access to green space and recreational facilities.
Thicket Road and Hamlet Road (SE20): Known for their proximity to Crystal Palace Park and attractive period properties.
Maple Road and adjoining streets (SE20): A mix of smaller terraces, flats, and maisonettes, popular with first-time buyers.
Each of these neighbourhoods has its own community feel, quirks, and opportunities. We’ve advised buyers and sellers across them all and are always happy to share insights that go beyond the listings.
Demand in Anerley remains steady, fuelled by buyers priced out of Crystal Palace and Beckenham who value SE20’s affordability and connectivity. Rental demand is strong among young professionals seeking easy access to London Bridge and East London. Family buyers are drawn to the larger Victorian homes and nearby schools, while investors find ex-local authority flats offer solid yields. Anerley is increasingly seen as a place with growth potential, offering value for money compared with its better-known neighbours.
Local Amenities
- Crystal Palace Park – Just minutes away, offering sports facilities, children’s play areas, a farm, lake, and the famous dinosaur sculptures.
Anerley Business Centre – A hub for local businesses, freelancers, and start-ups, providing coworking and office space.
Betts Park – A smaller local park with football pitches, playgrounds, and a skate park, popular with families and young people.
Annual Events & Traditions
Anerley may be quieter than neighbouring Crystal Palace, but it has a strong community identity. The local high street offers independent shops and cafés, while nearby Penge and Crystal Palace provide a wide range of dining and leisure options.
- Crystal Palace Festival – Annual music, arts, and community celebration in nearby Crystal Palace Park.
Penge Festival – Local community event with parades, food, and live entertainment.
Best Places to Eat & Drink
- Brown & Green Café – A stylish café serving brunch and coffee near Crystal Palace.
The Alma – A classic pub with real ales and gastropub food.
Joanna’s – Crystal Palace institution with a modern British menu.
Urban Orient – Local favourite offering Vietnamese and Asian dishes.
The Paxton – Family-friendly pub near Gipsy Hill with hearty meals and outdoor seating.
Museums & Parks Nearby
- Betts Park
Crystal Palace Park
South Norwood Lake and Grounds
Transport Links
- Rail – Anerley Station provides direct London Overground services to Canada Water, Shoreditch High Street, and Highbury & Islington, with connections to the Jubilee Line at Canada Water. Southern services connect to London Bridge.
Bus – Multiple routes link Anerley to Penge, Croydon, Brixton, and Central London.
Road – Easy access to the South Circular (A205) and routes into Central London or towards Croydon.
Cycling/Walking – Local cycle routes connect Anerley to Crystal Palace Park and the wider South East London cycling network.
Culture & Community
Anerley’s culture reflects its diversity and proximity to vibrant neighbours. While quieter than Crystal Palace, residents enjoy easy access to galleries, music venues, and independent shops in SE19. Local history is celebrated through community events and nearby landmarks like Crystal Palace Park. Anerley balances affordability with access to cultural amenities, offering residents the best of both worlds: a peaceful, residential base alongside lively arts and entertainment just minutes away.
Schools & Education
- Primary Schools:
James Dixon Primary School – Good
Anerley Primary School – Good
Stewart Fleming Primary School – Outstanding
Secondary Schools:
Harris City Academy Crystal Palace – Outstanding
Harris Academy Beckenham – Good
Oasis Academy Arena – Requires Improvement (as of last inspection)
Further Education:
Croydon College (nearby) – offering vocational and academic courses
Sixth form provision at Harris Academy Crystal Palace
Playgrounds
- Betts Park Playground – Well-equipped play area with space for football and basketball.
Anerley Station Community Garden – Small outdoor space with seating and community-led play activities.
Crystal Palace Park Playgrounds – Larger facilities with equipment for different ages, including a sandpit and climbing frames.
Running Clubs & Fitness
- Anerley is ideal for active lifestyles thanks to its green spaces and proximity to Crystal Palace sports facilities.
Gyms – PureGym Penge, The Gym Group Crystal Palace, Nuffield Health Beckenham Fitness & Wellbeing Centre.
Running Clubs – Crystal Palace Fun Runners, GoodGym Croydon, and Dulwich Runners regularly train around SE19 and SE20.
Triathlon Clubs – Crystal Palace Triathletes, based at Crystal Palace National Sports Centre.
Parkrun – Crystal Palace Park hosts a free 5k parkrun every Saturday morning.
Outdoor Sports – Betts Park has football pitches, basketball courts, and a skate park.
Whether you’re training with a club, enjoying parkrun, or simply taking a walk through Crystal Palace Park, Anerley makes it easy to stay active.
Why Live in Anerley?
Anerley SE20 is increasingly recognised as an affordable alternative to Crystal Palace and Beckenham, offering good value while still benefiting from excellent transport links and green spaces. The area’s Victorian architecture, community feel, and access to cultural amenities make it an attractive choice for first-time buyers, families, and investors. With rental demand strong and property values rising steadily, Anerley offers both lifestyle benefits and long-term growth potential.
Buying, Selling & Letting Advice
Anerley continues to offer strong value and growth potential. For buyers, the area’s affordability compared with neighbouring districts makes it a smart entry point into South East London. For sellers, demand from families and professionals ensures consistent interest. For landlords, rental demand from commuters and young families provides reliable yields.
MA-Residential, your trusted estate agent for Anerley, Crystal Palace and SE20 homes
