West Heath · Bexley · Bexleyheath and Crayford constituency · 51.47361, 0.12054

DA16 1DP— West Heath, Bexley

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

Strong, well-rated schools nearby

 

Schools 67%Safety 86/100Transport 28/100Yield 3.90%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
53
Safety
86
Schools
56
Transport
28
Environment
70
Investment
41

The bottom line

DA16 1DP offers low crime at £415,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA16 1DP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-20.2% vs London avg
vs London income+4.0% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for DA16 1DP

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

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Postcode Personality

🎓 Good Schools🔒 Very Safe

“Strong, well-rated schools nearby”

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How DA16 1DP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

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

67% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.3 incidents per 1,000 residents

Better than 76% of London
→ Stable

-35% vs borough

Crime by type

Other27%
Violence & sexual offences27%
Anti-social behaviour17%
Burglary13%
Vehicle crime10%
Theft3%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.5km

Crime is 47% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£415,000

Median sale price

20% below London median

£415,000 is 20% below the London median (£520,000)

-15.8%

This year

Semi-detached

Dominant type

Price history

5-year change
-13.7%
Sales (24 months)5
New build0.0%
Avg semi-detached£415,000
Price per m²£5,168/m²
Price per ft²£480/ft²
Avg floor area80.2 m²

EPC breakdown

C
1%
D
13%
E
8%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 94%Terraced 6%

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

Stamp duty

Standard buyer£8,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.5×

Price-to-income

£2,076/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£200,500
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

+6.3%

Total change

+522%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.8%

per year

Acceleration

-25.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached93.8%
Terraced6.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£99k+59.6%2.5
Post-dot-com plateau2001–2004£137k£203k+49.1%2.8
Pre-crash peak2005–2007£200k£248k+24.3%3
GFC & correction2008–2012£223k£238k+6.7%1.6
Help-to-Buy recovery2013–2014£225k£285k+26.7%3
Brexit uncertainty2017–2019£355k£373k+4.9%1.5
Pandemic surge2020–2021£355k£481k+35.5%1.5
Rate-rise correction2022–2023£442k£419k-5.3%2
Current market2024–2025£458k£385k-15.8%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.3%
District
6.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
23.5 min walk
Bexleyheath→ Victoria· 2 tph
42 min

Nearby stations

BexleyheathNational Rail
18 min walk
Abbey WoodElizabeth line
25 min walk
Woolwich Arsenal DLR StationDLR
50 min walk
King George V DLR StationDLR
64 min walk
Barking RiversideSuffragette
64 min walk
No bus stops within 400m

4

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge50 min ↑
Victoria61 min ↑
Waterloo57 min ↑
Canary Wharf ★36 min
City51 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock8.4 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: 14.0 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Abbey Wood SSSI — 1.7 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

BEXLEY MEDICAL GROUP

171 KING HAROLDS WAY, DA7 5RB

7 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalErith and District Hospital · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Spices (647 m)

Nearest supermarketCo-op Food · 1.6 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)

519m

Post office

Nearby shops

Sainsbury's Local441 m

Nearby restaurants

Spices647 m
Winner House659 m
Food hygiene (5-star)68% of 22

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

E

High street health

Investment

Investment grade, yield and market outlook

41

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Sales last 12 months2

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

17/100

Velocity score

Future outlook

44.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,378m
Crossrail 2 route15,836m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,408 nationally

1,750

Est. population

11,744/km²

65%

Employed

28%

Degree educated

£43,700

Median income

3.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

63

Community stability

Age profile

23%
20%
19%
22%
16%
Under 1823%
18–3420%
35–4920%
50–6422%
65+16%

Tenure

39%
50%
Own outright39%
Own (mortgage)50%
Private rent9%
Social rent1%
Shared ownership1%

Ethnicity

67%
White British67%
White Other5%
Asian13%
Black9%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine21%
No car household13%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent9%
Social rent1%

vs. London

Income vs London+4.0%
Price vs London-20.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
4
Local approval rate
89%
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
19 homes · Lord Kitchener Public House, 21, Wrotham Road, DA16 1LS
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
2A, First Avenue, DA7 5SX1 homes
completed
124, 124, Axminster Crescent, Welling, DA16 1ET1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£415,000)

£8,250

Standard buyer

£0

First-time buyer

Save £8,250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for DA16 1DP

Full postcodeDA16 1DP
Postcode districtDA16
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.473612
Longitude0.120541
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