West Heath · Bexley · Bexleyheath and Crayford constituency · 51.47208, 0.12397

DA16 1EW— West Heath, Bexley

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 89/100Transport 32/100

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
89
Schools
53
Transport
32
Environment
70
Investment
44

The bottom line

DA16 1EW offers low crime — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

DA16 1EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+4.0% vs London avg
vs London crime-79.0% vs London avg

Deep-dive guides for DA16 1EW

🛡️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 1EW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

53

Education score

Fair for families
★ Top school within 1km
★★

Primary

St Michael's East Wickham Church of England Primary School

Good · Inspected Nov 2022 · 4 min walk

KS2: 104.3

★

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 9 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

13.4 incidents per 1,000 residents

Better than 91% of London
→ Stable

-75% vs borough

Crime by type

Vehicle crime37%
Other26%
Anti-social behaviour16%
Burglary11%
Violence & sexual offences11%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 2.4km

Crime is 79% below London average

Property

Prices, sales volume and market trends

Avg floor area90.8 m²

EPC breakdown

C
2%
D
11%
E
5%
F
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 100%

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

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£227,000
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, as built, no insulation (assumed)
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

1995–2022 · CAGR

+6.4%

Total change

+439%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.5%

per year

Acceleration

-36.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £75k–£100k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£83k£103k+23.5%1.8
Post-dot-com plateau2001–2004£120k£190k+58%2
Pre-crash peak2005–2007£195k£248k+26.9%1.3
Help-to-Buy recovery2013–2016£260k£344k+32.3%2.3
Brexit uncertainty2018–2019£413k£320k-22.4%1
Pandemic surge2020–2021£396k£500k+26.2%2.5
Rate-rise correction2022–2022£448k£448k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.8%
District
6.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Bexleyheath→ Victoria· 2 tph
42 min

Nearby stations

BexleyheathNational Rail
15 min walk
Abbey WoodElizabeth line
27 min walk
Woolwich Arsenal DLR StationDLR
54 min walk
Barking RiversideSuffragette
66 min walk
King George V DLR StationDLR
68 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park651m
Santander docks (800m)0
Nearest cycle dock8.7 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: 14.3 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 19%
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

5 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalErith and District Hospital · 3.0 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

14

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketAsda · 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)

405m

Post office

Nearby shops

Sainsbury's Local270 m

Nearby restaurants

Spices639 m
Winner House662 m

Nearby health

Birkbeck Clinic838 m
Food hygiene (5-star)67% of 27

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

44

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
Gentrification score19/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

35

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,601m
Crossrail 2 route16,127m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,971 nationally

1,420

Est. population

13,904/km²

68%

Employed

29%

Degree educated

£43,700

Median income

1.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

65

Community stability

Age profile

24%
19%
21%
21%
16%
Under 1824%
18–3419%
35–4921%
50–6421%
65+16%

Tenure

39%
53%
Own outright39%
Own (mortgage)53%
Private rent6%
Social rent1%
Shared ownership1%

Ethnicity

63%
16%
White British63%
White Other6%
Asian16%
Black8%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household12%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent6%
Social rent1%

vs. London

Income vs London+4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
6
Local approval rate
90%
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)
2
Largest scheme
19 homes · Lord Kitchener Public House, 21, Wrotham Road, DA16 1LS
Pipeline pressure
NONE

Named schemes (500m)

Lord Kitchener Public House, 21, Wrotham Road, DA16 1LS19 homes
completed
230-232, 230-232, BRAMPTON ROAD, DA7 4SZ12 homes
completed
Brampton Road Service Station, 287, Brampton Road Service Station, 287, Brampton Road, Bexleyheath, DA7 5QR8 homes
completed
202, 202, Gipsy Road, Welling, DA16 1JQ1 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

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Key facts for DA16 1EW

Full postcodeDA16 1EW
Postcode districtDA16
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.472084
Longitude0.123969
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