West Heath · Bexley · Bexleyheath and Crayford constituency · 51.47497, 0.11415

DA16 1BW— West Heath, Bexley

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

London's quiet achiever

 

Schools 50%Safety 83/100Transport 23/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
83
Schools
46
Transport
23
Environment
72
Investment
35

The bottom line

DA16 1BW 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 1BW

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 1BW

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How DA16 1BW 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 · 10 min walk

P8: -0.79A8: 37.2

50% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 16 min walk

2 primaries · 1 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 · 2.1km

Crime is 21% below 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.

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,644/m²
Price per ft²£431/ft²
Avg floor area97 m²

EPC breakdown

C
1%
D
9%
E
3%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 97%Terraced 3%

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£242,500
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, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2025 · CAGR

+6.7%

Total change

+591%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.3%

per year

Acceleration

+34.52

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached96.9%
Terraced3.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£68k£97k+43.3%1.7
Post-dot-com plateau2002–2003£142k£195k+37.3%4
Pre-crash peak2005–2007£236k£290k+22.9%2
GFC & correction2009–2011£225k£265k+17.8%2
Help-to-Buy recovery2016–2016£360k£360k+0%1
Brexit uncertainty2017–2019£470k£451k-4%2
Rate-rise correction2023–2023£575k£575k+0%2
Current market2024–2025£430k£470k+9.3%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.2%
District
8.2%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
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
Abbey Wood StationElizabeth line line
22.5 min walk
Welling→ Victoria· 2 tph
39 min

Nearby stations

WellingNational Rail
18 min walk
Abbey WoodElizabeth line
23 min walk
Woolwich Arsenal DLR StationDLR
44 min walk
King George V DLR StationDLR
58 min walk
Gallions Reach DLR StationDLR
60 min walk
No bus stops within 400m

9

Walkability score

40

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 park671m
Santander docks (800m)0
Nearest cycle dock8.0 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 11.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.6 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 34%
More green space than 92% of London

Nearest SSSI: Abbey Wood SSSI — 1.8 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

11 min walk

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMemorial Hospital · 3.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Foresters Arms (387 m)

Nearest supermarketCo-op Food · 1.4 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)

820m

Post office

Nearby shops

Tesco Express802 m

Nearby pubs

Foresters Arms387 m
Food hygiene (5-star)70% of 10

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score15/100
Sales last 12 months1

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

44.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,953m
Crossrail 2 route15,377m

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
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
3
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
16 homes · LAND AT HILLSGROVE PRIMARY SCHOOL, LAND AT HILLSGROVE PRIMARY SCHOOL, SIDMOUTH ROAD, HADLOW ROAD (62), DA16 1DR
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
Garages Adjacent to 72, Garages Adjacent to 72, Douglas Road, Welling, DA16 1QZ3 homes
completed
5 St Michaels Rise, 5 St Michaels Rise, Okehampton Crescent, Welling, DA16 1DF2 homes
completed
Land adjacent, 1, Land adjacent, 1, Totnes Road, DA161 homes
completed
54, 54, Totnes Road, Welling, DA16 1BT1 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 1BW

Full postcodeDA16 1BW
Postcode districtDA16
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.474968
Longitude0.114153
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