Crayford · Bexley · Bexleyheath and Crayford constituency · 51.45667, 0.19069

DA1 4PB— Crayford, Bexley

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

 

Schools 100%Safety 10/100Transport 25/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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

Liveability
36
Safety
10
Schools
90
Transport
25
Environment
68
Investment
40

The bottom line

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

The catch: 48 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

DA1 4PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-8.3% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for DA1 4PB

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

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Postcode Personality

🎓 School Smart⚠️ Very high crime
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How DA1 4PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Haberdashers' Crayford Primary

Good · Inspected Mar 2024 · 1 min walk

KS2: 102.2

★★

Secondary

Haberdashers' Crayford Academy

Good · Inspected Nov 2022 · 7 min walk

P8: -0.08A8: 44.7

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 80 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+848% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other36%
Violence & sexual offences28%
Anti-social behaviour19%
Vehicle crime7%
Drug offences4%
Burglary3%
Robbery1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 2.6km

Crime is +669% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£3,714/m²
Price per ft²£345/ft²
Avg floor area76.8 m²

EPC breakdown

C
10%
D
9%
E
6%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 57%Terraced 33%Flat 10%

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£192,000
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, filled cavity
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

1996–2024 · CAGR

+6.2%

Total change

+441%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.8%

per year

Acceleration

-38.45

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached57.9%
Terraced31.6%
Flat/maisonette10.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£55k£77k+40%1
Post-dot-com plateau2001–2004£100k£156k+56%2
Pre-crash peak2005–2005£174k£174k+0%1
GFC & correction2008–2012£180k£195k+8.3%2.3
Brexit uncertainty2018–2018£281k£281k+0%2
Current market2024–2024£298k£298k+0%2

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 Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Slade GreenNational Rail
15 min walk
Abbey WoodElizabeth line
77 min walk
Barking RiversideSuffragette
109 min walk
Woolwich Arsenal DLR StationDLR
115 min walk
Dagenham East Underground StationDistrict
123 min walk
No bus stops within 400m

5

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria74 min ↑
Waterloo70 min ↑
Canary Wharf ★48 min
City63 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)

0

EV chargers (800m)

Total spaces (800m)45
Nearest car park130m
Santander docks (800m)0
Nearest cycle dock13.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 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: 19.3 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Wansunt Pit SSSI — 1.7 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

12 min walk

55%

Recommend GP

55%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalBracton Centre · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bird in Hand (950 m)

No restaurants within 800m — nearest: Domino's (833 m)

Nearest supermarketAldi · 2.3 km
3 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

2.8km

Post office

Nearby shops

Crayford Food & Wine834 m
Theobalds Convenience Store919 m

Nearby cafes

Happy Days Cafe908 m

Nearby restaurants

Domino's833 m
Greggs917 m

Nearby pubs

Bird in Hand950 m

Nearby gyms

Claire's Pole Fitness780 m
Crayford Weights & Fitness797 m
Food hygiene (5-star)64% of 11

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

G & H GAS AND HEATING LTD
H&H MAINTENENCES LTD
KNG-EQUITY GROUP LTD
LALENZ LTD

Investment

Investment grade, yield and market outlook

40

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 score11/100
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

28.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,244m
Crossrail 2 route21,007m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,407 nationally

1,579

Est. population

3,601/km²

55%

Employed

28%

Degree educated

£38,500

Median income

6.1%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

52

Community stability

Age profile

33%
18%
20%
18%
Under 1833%
18–3418%
35–4920%
50–6418%
65+11%

Tenure

18%
33%
42%
Own outright18%
Own (mortgage)33%
Private rent7%
Social rent42%
Shared ownership0%

Ethnicity

64%
18%
White British64%
White Other7%
Asian5%
Black18%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine29%
No car household23%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent42%
Private rent7%

vs. London

Income vs London-8.3%

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)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
6
Local approval rate
71%
Borough approval rate
75%
Historic landfill (400m)
2
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
254 homes · Former Samas Roneo Site, Former Samas Roneo Site, Maiden Lane, Crayford, DA1 4AX
Pipeline pressure
NONE

Named schemes (500m)

231, Iron Mill Lane, Crayford, DA1 4PF2 homes
completed
90, 90, Mayplace Avenue, Crayford, DA1 4PG2 homes
completed
10, Cray Close, Crayford, DA1 4NA2 homes
completed
112, 112, Iron Mill Lane, Crayford, DA1 4RR1 homes
completed
Land adjacent 166, Land adjacent 166, Thames Road, DA1 4LY1 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 4PB

Full postcodeDA1 4PB
Postcode districtDA1
BoroughLondon Borough of Bexley
WardCrayford
Latitude51.456674
Longitude0.190693
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