Crayford · Bexley · Bexleyheath and Crayford constituency · 51.45078, 0.17501

DA1 4BB— Crayford, Bexley

Location and area intelligence for DA1 4BB, Crayford, Bexley

 

Schools 100%Safety 62/100Transport 33/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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

Liveability
59
Safety
62
Schools
90
Transport
33
Environment
89
Investment
46

The bottom line

DA1 4BB offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: 54 min to london bridge — above average for this zone.

Less suited to Families.

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Location

DA1 4BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.3% vs London avg
vs London crime+176.0% vs London avg

Deep-dive guides for DA1 4BB

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

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How DA1 4BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Paulinus Church of England Primary School

Not yet inspected · 6 min walk

KS2: 107.1

★★

Secondary

Haberdashers' Crayford Academy

Good · Inspected Nov 2022 · 9 min walk

P8: -0.08A8: 44.7

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 74 min walk

3 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

179.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+241% vs borough

Crime by type

Other42%
Violence & sexual offences18%
Anti-social behaviour18%
Vehicle crime7%
Robbery6%
Drug offences4%
Burglary3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 1.9km

Crime is +176% 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.

DA1 district median

£362,250

Based on 135 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,026/m²
Price per ft²£467/ft²
Avg floor area78.6 m²

EPC breakdown

C
12%
D
18%
E
2%

Based on 32 properties · Confidence: high

Street mix

Semi 10%Terraced 90%

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 yield868 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£196,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.5%

Total change

+559%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.2%

per year

Acceleration

-11.99

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached10.3%
Terraced89.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£84k+40.3%1.8
Post-dot-com plateau2002–2004£135k£157k+16.1%2
Pre-crash peak2006–2006£173k£173k+0%3
GFC & correction2009–2011£180k£165k-8.3%1
Help-to-Buy recovery2014–2014£238k£238k+0%1
Brexit uncertainty2017–2019£296k£325k+9.8%1
Pandemic surge2020–2021£308k£330k+7.1%1.5
Current market2024–2025£380k£392k+3.2%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
7.2%
District
6.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Crayford

Nearby stations

CrayfordNational Rail
5 min walk
Abbey WoodElizabeth line
73 min walk
Woolwich Arsenal DLR StationDLR
107 min walk
Barking RiversideSuffragette
108 min walk
King George V DLR StationDLR
121 min walk
No bus stops within 400m

35

Walkability score

153

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★54 min
Victoria78 min ↑
Waterloo61 min ↑
Canary Wharf62 min ↑
City66 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

13

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)120
Nearest car park191m
Santander docks (800m)0
Nearest cycle dock12.5 km

Nearby car parks

🅿️
Crayford Stadium & Leisure Parking
317m

Connectivity

Broadband and mobile coverage

84%

Full fibre

84%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed421 Mbps
Median download421 Mbps
Superfast coverage84%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.4 km away✗ Not Green Belt✗ Not AONB75% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Wansunt Pit SSSI — 0.9 km

Energy

Solar: 868 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 3

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,520 hrs/yr

Sunshine

608 mm/yr

Rainfall

22.5°C

Summer avg

3.2°C

Winter avg

Solar yield868.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CRAYFORD TOWN SURGERY

CRAYFORD ROAD, (NEXT TO TOWN HALL), DA1 4ER

5 min walk

55%

Recommend GP

55%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBracton Centre · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 13.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

15

Restaurants (800m)

6

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketSainsbury's · 1.9 km
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
664 licensed premises in borough268 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.7km

Post office

Nearby shops

Poundhaven238 m
Uncle Beef Ltd291 m
Marks News295 m
Crayford Halal Bazaar298 m

Nearby cafes

Blue Flower Coffee Lounge262 m
Bubble & Squeak287 m
Kenny's Cafe307 m
Esquires Coffee318 m

Nearby restaurants

Lal Sag239 m
Maxin239 m
Old China242 m
Crayford Kebab249 m

Nearby pubs

The Bear and Ragged Staff236 m
The Crayford Arms253 m
The Duke's Head275 m
Penny Farthing290 m

Nearby gyms

Crayford Leisure Centre290 m
PureGym339 m
Crayford Weights & Fitness603 m
Claire's Pole Fitness606 m

Nearby pharmacies

Station Road Pharmecy476 m
Food hygiene (5-star)58% of 84

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

ANUPAMA HOMES LIMITED
AROUNDTHERIVER LTD
BUSINESS TENTACLES LTD
FURNITURE JUST4U LIMITED
GLG MARGHERITA LTD

+2 more

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
£1,350London avg: £1,950/mo
Gross yield
4.5% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

42.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,222m
Crossrail 2 route20,389m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,946 nationally

1,381

Est. population

4,149/km²

63%

Employed

29%

Degree educated

£38,500

Median income

4.5%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

32

Community stability

Age profile

26%
27%
21%
17%
Under 1826%
18–3427%
35–4921%
50–6417%
65+9%

Tenure

17%
33%
29%
Own outright11%
Own (mortgage)17%
Private rent33%
Social rent29%
Shared ownership11%
Rent free0%

Ethnicity

63%
White British63%
White Other11%
Asian7%
Black10%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine28%
No car household37%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent33%
Social rent29%

vs. London

Income vs London-8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
2
Local approval rate
100%
Borough approval rate
75%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£100/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
273 homes · GUN CLUB SITE, GUN CLUB SITE, EAST ROCHESTER WAY, DA5 1PD
Pipeline pressure
NONE

Named schemes (500m)

8, 8, London Road, Crayford Road, DA1 4BH30 homes
completed
WOLSLEY HOUSE, WOLSLEY HOUSE, WOLSLEY CLOSE, DA1 4BE12 homes
completed
Bexley Business Centre, rear of 12-26, Bexley Business Centre, rear of 12-26, Crayford High Street, Crayford, DA1 4JR12 homes
completed
11 - 13, 11 - 13, Crayford High Street, Dartford, DA1 4HH8 homes
completed
150, 150, Crayford Road, Crayford, DA1 4ES7 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
12.8%
Election year
2026
MP
Daniel Francis (Labour)
MP majority
2,114
Constituency
Bexleyheath and Crayford

Councillors

Sandra Elizabeth CerisolaReform UK
Debbie RyanReform UK
Oke EneReform UK

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Key facts for DA1 4BB

Full postcodeDA1 4BB
Postcode districtDA1
BoroughLondon Borough of Bexley
WardCrayford
Latitude51.450779
Longitude0.175011
Parliamentary constituencyBexleyheath and Crayford
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