The bottom line
BR5 3EJ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.
The catch: 54 min to london bridge — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how BR5 3EJ scores on each.
Toggle a question above to see how BR5 3EJ meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for BR5 3EJ
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Postcode Personality
How BR5 3EJ has changed
Schools
Nearest schools and Ofsted ratings
Schools
Nearest schools and Ofsted ratings
90
Education score
Primary
St Paul's Cray Church of England Primary School
Good · Inspected Jul 2023 · 6 min walk
Secondary
Kemnal Technology College
Not yet inspected · Inspected Feb 2025 · 21 min walk
100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km
Childcare
Childcare
Abbey Wood Nursery School
Not inspected · 125 min walk
3 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
136.6 incidents per 1,000 residents
+156% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
5
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
1
Incidents (5yr)
Nearest station: Orpington Fire Station · 2.7km
Crime is +110% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.
BR5 district median
£435,000
Based on 151 sales from postcodes with sufficient data
Price history
EPC breakdown
Based on 24 properties · Confidence: medium
Street mix
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1995–2026 · CAGR
+5.4%
Total change
+418%
Market Activity
Price Velocity & Acceleration
Current Velocity
-17.2%
per year
Acceleration
-6.71
change in velocity
Market State
Downturn
Price Distribution
P25: £175k–£200k · P75: £150k–£175k · 54 sales
Property Type Mix
Total: 54 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–2000 | £54k | £78k | +43.5% | 2.6 |
| Post-dot-com plateau | 2001–2004 | £104k | £147k | +42% | 2 |
| Pre-crash peak | 2005–2007 | £153k | £168k | +9.8% | 2.3 |
| GFC & correction | 2008–2012 | £182k | £170k | -6.6% | 1.5 |
| Help-to-Buy recovery | 2013–2016 | £158k | £325k | +105.4% | 2 |
| Brexit uncertainty | 2017–2019 | £310k | £292k | -5.8% | 2.3 |
| Pandemic surge | 2020–2020 | £253k | £253k | +0% | 2 |
| Rate-rise correction | 2022–2023 | £336k | £345k | +2.7% | 1 |
| Current market | 2024–2026 | £377k | £280k | -25.9% | 1.3 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Terraced
+0.2% alpha
CAGR over 30yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Balanced Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL
Nearby stations
18
Walkability score
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
10
Car parks (800m)
0
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Energy
Ground stability
Insurance risk
Cost band
Flood risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
BROOMWOOD HEALTH CENTRE
41 BROOMWOOD ROAD, ST. PAULS CRAY, BR5 2JP
10 min walk
2
GPs within 1km
0
Dentists within 1km
2
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
51
Parks (1km)
14
Restaurants (800m)
8
Cafes (800m)
0
Pubs (400m)
2
Pharmacies (800m)
4
Gyms (1km)
4
Sports (1km)
3
Convenience
No pubs within 400m — nearest: The Bull Inn (819 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
390m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
30
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
43.8
Price growth score
Development pressure
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
Rank: 10,221 nationally
2,116
Est. population
63%
Employed
33%
Degree educated
£32,600
Median income
6.5%
Claimant rate
46
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Politics
Local councillors and MP
Politics
Local councillors and MP
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