Belvedere · Bexley · Erith and Thamesmead constituency · 51.49133, 0.14408

DA17 5DF— Belvedere, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 36/100~9% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
54
Safety
78
Schools
60
Transport
36
Environment
73
Investment
56

The bottom line

DA17 5DF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

DA17 5DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for DA17 5DF

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How DA17 5DF 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 · 2 min walk

KS2: 102.7

—

Secondary

Trinity Church of England School, Belvedere

Not yet inspected · 17 min walk

P8: -0.48A8: 41.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.1 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+58% vs borough

Crime by type

Violence & sexual offences31%
Other25%
Anti-social behaviour24%
Vehicle crime9%
Burglary5%
Drug offences4%
Theft2%
Robbery0%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 1.1km

Crime is +28% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£2,628/m²
Price per ft²£244/ft²
Avg floor area75.7 m²

EPC breakdown

C
5%
D
11%
E
3%

Based on 19 properties · Confidence: medium

Street mix

Semi 7%Terraced 36%Flat 57%

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£189,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,485
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+3.7%

Total change

+177%

Market Activity

Price Velocity & Acceleration

Current Velocity

-63.1%

per year

Acceleration

-55.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached7.9%
Terraced36.8%
Flat/maisonette55.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£56k£78k+40.5%1
Post-dot-com plateau2001–2004£58k£105k+82.2%3.5
Pre-crash peak2005–2007£110k£117k+6.4%2
GFC & correction2011–2012£148k£117k-20.7%1.5
Help-to-Buy recovery2016–2016£361k£361k+0%1
Brexit uncertainty2017–2019£160k£186k+16.2%1.3
Pandemic surge2020–2021£310k£211k-31.9%1
Rate-rise correction2023–2023£450k£450k+0%1
Current market2024–2025£418k£154k-63.1%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
4.4%
District
4.4%
Terraced+0% α
Local
5.8%
District
5.8%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position100

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
18.9 min walk
Belvedere

Nearby stations

BelvedereNational Rail
7 min walk
Abbey WoodElizabeth line
20 min walk
Barking RiversideSuffragette
46 min walk
Woolwich Arsenal DLR StationDLR
65 min walk
Gallions Reach DLR StationDLR
68 min walk
No bus stops within 400m

18

Walkability score

67

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria70 min ↑
Waterloo66 min ↑
Canary Wharf ★45 min
City60 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)20
Nearest car park75m
Santander docks (800m)0
Nearest cycle dock9.7 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.2 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 1.0 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

DR DAVIES & PARTNER

55 LITTLE HEATH ROAD, DA7 5HL

27 min walk

74%

Recommend GP

74%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalErith and District Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: New Star (532 m)

Nearest supermarketLidl · 1.1 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
664 licensed premises in borough268 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

438m

Post office

Nearby shops

Bachra's Food & Wines266 m
Varsani Wine & Food535 m

Nearby cafes

Thames Cafe455 m
Nuxley's Bistro1.1 km

Nearby restaurants

New Star532 m
Chicken Pizza Hot Service533 m
Xing's862 m
Belvedere Tandoori897 m

Nearby pubs

The Leather Bottle279 m
The Eardley Arms794 m
Prince of Wales861 m
The Victoria1.0 km
Food hygiene (5-star)57% of 37

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

56

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
8.8% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score13/100
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

36.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,340m
Crossrail 2 route16,429m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,449 nationally

1,998

Est. population

9,810/km²

58%

Employed

34%

Degree educated

£37,100

Median income

5.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

39

Community stability

Age profile

30%
21%
22%
16%
Under 1830%
18–3421%
35–4922%
50–6416%
65+10%

Tenure

20%
26%
41%
Own outright12%
Own (mortgage)20%
Private rent26%
Social rent41%
Shared ownership1%
Rent free0%

Ethnicity

40%
26%
White British40%
White Other12%
Asian11%
Black27%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine27%
No car household44%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Social rent41%
Private rent26%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
8
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)
5
Largest scheme
108 homes · LAND AT, 109-137, LAND AT, 109-137, ABBEY ROAD, DA17 5DG
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 109-137, LAND AT, 109-137, ABBEY ROAD, DA17 5DG108 homes
completed
LAND NORTH OF, LAND NORTH OF, HATTERSFIELD CLOSE, DA17 5HU40 homes
completed
99-101, 99-101, ABBEY ROAD, DA17 5PG38 homes
completed
42, 42, UPPER ABBEY ROAD, DA17 5AQ27 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 5DF

Full postcodeDA17 5DF
Postcode districtDA17
BoroughLondon Borough of Bexley
WardBelvedere
Latitude51.491332
Longitude0.144081
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