Belvedere · Bexley · Erith and Thamesmead constituency · 51.48797, 0.14665

DA17 5BF— Belvedere, Bexley

Location and area intelligence for DA17 5BF, Belvedere, Bexley

The family fortress

 

Schools 100%Safety 84/100Transport 38/100~7% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
62
Safety
84
Schools
60
Transport
38
Environment
78
Investment
57

The bottom line

DA17 5BF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA17 5BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.7% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for DA17 5BF

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How DA17 5BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Augustine of Canterbury CofE Primary School

Not yet inspected · 4 min walk

KS2: 102.7

—

Secondary

Trinity Church of England School, Belvedere

Not yet inspected · 13 min walk

P8: -0.48A8: 41.2

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.5 incidents per 1,000 residents

Better than 65% of London
→ Stable

-10% vs borough

Crime by type

Violence & sexual offences32%
Other30%
Anti-social behaviour19%
Vehicle crime8%
Drug offences6%
Robbery2%
Burglary2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 726m

Crime is 27% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,430/m²
Price per ft²£412/ft²
Avg floor area55.6 m²

EPC breakdown

B
2%
C
31%
D
3%

Based on 36 properties · Confidence: high

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£139,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2025 · CAGR

+2.4%

Total change

+62%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.2%

per year

Acceleration

-7.24

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 60 sales

Property Type Mix

Total: 60 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£152k£163k+7.2%11.3
GFC & correction2008–2008£146k£146k+0%3
Help-to-Buy recovery2014–2016£155k£220k+41.9%3.3
Brexit uncertainty2017–2019£224k£160k-28.6%1.7
Pandemic surge2021–2021£225k£225k+0%2
Rate-rise correction2022–2023£228k£197k-13.4%1.5
Current market2024–2025£228k£246k+8.2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.4%
District
2.4%

CAGR over 20yr 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 Volume75
Seasonal Timing12
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Abbey WoodElizabeth line line
21.5 min walk
Belvedere

Nearby stations

BelvedereNational Rail
8 min walk
Abbey WoodElizabeth line
22 min walk
Barking RiversideSuffragette
51 min walk
Woolwich Arsenal DLR StationDLR
67 min walk
Gallions Reach DLR StationDLR
71 min walk
No bus stops within 400m

20

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria67 min ↑
Waterloo62 min ↑
Canary Wharf ★41 min
City57 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

23

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)93
Nearest car park21m
Santander docks (800m)0
Nearest cycle dock9.9 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.5 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 10%
More green space than 87% of London

Nearest SSSI: Abbey Wood SSSI — 1.1 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): 2

Landslide susceptibility: Medium

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

DR DAVIES & PARTNER

55 LITTLE HEATH ROAD, DA7 5HL

23 min walk

74%

Recommend GP

74%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

376

Parks (1km)

13

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Leather Bottle (288 m)

Nearest supermarketLidl · 1.2 km
1 tennis courts1 swimming pools

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

Bachra's Food & Wines268 m
Varsani Wine & Food547 m

Nearby cafes

Nuxley's Bistro698 m
Asda Café699 m
Thames Cafe833 m

Nearby restaurants

Belvedere Tandoori497 m
Mr Man's Fish 'n' Chips509 m
New Star538 m
Chicken Pizza Hot Service542 m

Nearby pubs

The Leather Bottle288 m
The Eardley Arms488 m
Prince of Wales536 m
Royal Standard624 m
Food hygiene (5-star)53% of 73

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

57

Investment score

Good

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
6.6% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score16/100
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

49.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,425m
Crossrail 2 route16,737m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,538 nationally

1,854

Est. population

9,476/km²

66%

Employed

36%

Degree educated

£37,100

Median income

5.7%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

26%
21%
24%
18%
Under 1826%
18–3421%
35–4924%
50–6419%
65+11%

Tenure

28%
34%
30%
Own outright28%
Own (mortgage)34%
Private rent30%
Social rent7%
Shared ownership1%

Ethnicity

48%
13%
19%
White British48%
White Other13%
Asian13%
Black19%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine23%
No car household25%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent30%
Social rent7%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
11
Local approval rate
82%
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)
7
Largest scheme
108 homes · LAND AT, 109-137, LAND AT, 109-137, ABBEY ROAD, DA17 5DG
Pipeline pressure
NONE

Named schemes (500m)

LAND NORTH OF, LAND NORTH OF, HATTERSFIELD CLOSE, DA17 5HU40 homes
completed
42, 42, UPPER ABBEY ROAD, DA17 5AQ27 homes
completed
LAND FRONTING CLIVE ROAD & ADJOINING, 47, LAND FRONTING CLIVE ROAD & ADJOINING, 47, RUSKIN ROAD, DA17 5BD24 homes
completed
DEPOT AT CORNER OF, DEPOT AT CORNER OF, GERTRUDE ROAD, UPPER ABBEY ROAD, DA1715 homes
completed
REAR OF, 8-14, REAR OF, 8-14, GILBERT ROAD, DA17 5DE15 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
11.9%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Jeremy FostenLabour
Christopher Finlay CalvertReform UK
Chris FramptonReform UK

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Key facts for DA17 5BF

Full postcodeDA17 5BF
Postcode districtDA17
BoroughLondon Borough of Bexley
WardBelvedere
Latitude51.487966
Longitude0.146646
Parliamentary constituencyErith and Thamesmead
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