West Heath · Bexley · Bexleyheath and Crayford constituency · 51.47651, 0.11931

DA16 1BB— West Heath, Bexley

Location and area intelligence for DA16 1BB, West Heath, Bexley

One of London's quieter, safer enclaves

 

Schools 50%Safety 83/100Transport 20/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
83
Schools
46
Transport
20
Environment
72
Investment
35

The bottom line

DA16 1BB offers low crime — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 47 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

DA16 1BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.0% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for DA16 1BB

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How DA16 1BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Hillsgrove Primary School

Not yet inspected · 3 min walk

KS2: 106.6

★

Secondary

Welling School

Requires Improvement · Inspected Oct 2023 · 13 min walk

P8: -0.79A8: 37.2

50% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.1 incidents per 1,000 residents

Better than 62% of London
→ Stable

-3% vs borough

Crime by type

Violence & sexual offences39%
Other26%
Anti-social behaviour17%
Burglary11%
Vehicle crime4%
Drug offences1%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.3km

Crime is 21% below 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.

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,826/m²
Price per ft²£448/ft²
Avg floor area90.4 m²

EPC breakdown

C
1%
D
10%
E
2%

Based on 13 properties · Confidence: medium

Street mix

Semi 70%Terraced 30%

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 yield866 kWh/kWp/yr
Rebuild cost estimate£226,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.7%

Total change

+399%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.9%

per year

Acceleration

-7.45

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached69.6%
Terraced30.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£86k£88k+2.1%1
Post-dot-com plateau2001–2003£153k£180k+17.6%1
Pre-crash peak2005–2007£193k£191k-1.3%2.3
GFC & correction2009–2011£175k£210k+20%1
Help-to-Buy recovery2014–2015£280k£300k+7.1%1
Brexit uncertainty2018–2018£311k£311k+0%2
Pandemic surge2020–2021£365k£410k+12.3%1
Current market2024–2024£430k£430k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
3.8%
District
3.8%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing3
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
Abbey Wood StationElizabeth line line
19.7 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey Wood (London)National Rail
20 min walk
Abbey WoodElizabeth line
21 min walk
Woolwich Arsenal DLR StationDLR
47 min walk
Barking RiversideSuffragette
60 min walk
King George V DLR StationDLR
61 min walk
No bus stops within 400m

8

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria72 min ↑
Waterloo68 min ↑
Canary Wharf ★47 min
City62 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park543m
Santander docks (800m)0
Nearest cycle dock8.3 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: 14.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.9 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 1.4 km

Energy

Solar: 866 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

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 yield865.6 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

COMMUNITY HOSPICE BEXLEY

GREENWICH & BEXLEY COMM HOSPICE, 185 BOSTALL HILL, SE2 0GB

9 min walk

3

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalErith and District Hospital · 3.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Foresters Arms (754 m)

No restaurants within 800m — nearest: Winner House (586 m)

Nearest supermarketCo-op Food · 1.3 km

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)

848m

Post office

Nearby shops

Sainsbury's Local613 m

Nearby restaurants

Winner House586 m
Spices590 m

Nearby pubs

Foresters Arms754 m
Food hygiene (5-star)83% of 12

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

35

Investment score

Weak

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score15/100
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

4/100

Velocity score

Future outlook

36.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,330m
Crossrail 2 route15,599m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,947 nationally

1,801

Est. population

10,428/km²

62%

Employed

29%

Degree educated

£43,700

Median income

3.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

29%
17%
23%
19%
Under 1828%
18–3417%
35–4923%
50–6419%
65+13%

Tenure

28%
41%
21%
Own outright28%
Own (mortgage)41%
Private rent9%
Social rent21%
Shared ownership1%

Ethnicity

64%
14%
White British65%
White Other6%
Asian14%
Black10%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household18%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Social rent21%
Private rent9%

vs. London

Income vs London+4.0%

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)
7
Planning apps (3 years)
2
Local approval rate
86%
Borough approval rate
75%
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
69 homes · Bexley College, St Joseph's Annex, 269, Bexley College, St Joseph's Annex, 269, Woolwich Road, Abbey Wood, SE2 0AR
Pipeline pressure
NONE

Named schemes (500m)

LAND AT HILLSGROVE PRIMARY SCHOOL, LAND AT HILLSGROVE PRIMARY SCHOOL, SIDMOUTH ROAD, HADLOW ROAD (62), DA16 1DR16 homes
completed
15, 15, Longleigh Lane, First Avenue, Bexleyheath, DA7 5SP2 homes
completed
Land adjacent, 1, Land adjacent, 1, Totnes Road, DA161 homes
completed
2A, First Avenue, DA7 5SX1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.3%
Election year
2026
MP
Daniel Francis (Labour)
MP majority
2,114
Constituency
Bexleyheath and Crayford

Councillors

Thomas William ClappertonConservative
Eliot SmithConservative
Sue FordReform UK

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Key facts for DA16 1BB

Full postcodeDA16 1BB
Postcode districtDA16
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.476512
Longitude0.119308
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