Belvedere · Bexley · Erith and Thamesmead constituency · 51.49007, 0.13721

DA17 5DR— Belvedere, Bexley

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 83/100Transport 32/100Yield 4.15%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
51
Safety
83
Schools
30
Transport
32
Environment
75
Investment
45

The bottom line

DA17 5DR offers low crime and a green environment at £390,000 median — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

DA17 5DR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-25.0% vs London avg
vs London income-11.7% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for DA17 5DR

🛡️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 DA17 5DR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Northwood Primary School

Not yet inspected · 3 min walk

KS2: 104.0

—

Secondary

Trinity Church of England School, Belvedere

Not yet inspected · 22 min walk

P8: -0.48A8: 41.2

50% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.1 incidents per 1,000 residents

Better than 59% of London
→ Stable

+3% vs borough

Crime by type

Violence & sexual offences40%
Other24%
Anti-social behaviour19%
Vehicle crime9%
Drug offences3%
Burglary3%
Theft1%
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: Erith Fire Station · 1.4km

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£390,000

Median sale price

25% below London median

£390,000 is 25% below the London median (£520,000)

+7.6%

This year

Terraced

Dominant type

Price history

5-year change
+4.6%
Sales (24 months)6
New build0.0%
Avg terraced£380,000
Avg flat£410,000
Price per m²£5,556/m²
Price per ft²£516/ft²
Avg floor area70.3 m²

EPC breakdown

C
10%
D
19%
E
7%
G
1%

Based on 37 properties · Confidence: high

Street mix

Semi 5%Terraced 91%Flat 5%

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£7,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,700

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

10.5×

Price-to-income

£1,951/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£175,750
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.4%

Total change

+585%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.0%

per year

Acceleration

+3.56

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached4.7%
Terraced92.2%
Flat/maisonette3.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£83k+34.7%1.8
Post-dot-com plateau2001–2004£96k£175k+82.8%4
Pre-crash peak2005–2007£158k£186k+18.3%4.7
GFC & correction2008–2012£185k£195k+5.7%1.4
Help-to-Buy recovery2014–2015£269k£349k+29.8%1.5
Brexit uncertainty2018–2019£295k£335k+13.6%1
Pandemic surge2021–2021£373k£373k+0%5
Rate-rise correction2022–2022£386k£386k+0%2
Current market2024–2026£370k£425k+14.9%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7%
District
7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
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
Abbey WoodElizabeth line line
13.3 min walk
Belvedere

Nearby stations

BelvedereNational Rail
13 min walk
Abbey WoodElizabeth line
14 min walk
Barking RiversideSuffragette
45 min walk
Woolwich Arsenal DLR StationDLR
59 min walk
Gallions Reach DLR StationDLR
63 min walk
No bus stops within 400m

21

Walkability score

144

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria64 min ↑
Waterloo60 min ↑
Canary Wharf ★39 min
City54 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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)20
Nearest car park216m
Santander docks (800m)0
Nearest cycle dock9.3 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: 14.8 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 13%
More green space than 75% of London

Nearest SSSI: Abbey Wood SSSI — 0.5 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

LAKESIDE MEDICAL

LAKESIDE HEALTH CENTRE, YARNTON WAY, SE2 9LH

16 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalErith and District Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

151

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Leather Bottle (409 m)

No restaurants within 800m — nearest: Xing's (826 m)

Nearest supermarketWelcome · 1.3 km

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)

391m

Post office

Nearby shops

Bachra's Food & Wines430 m

Nearby cafes

Thames Cafe386 m

Nearby restaurants

Xing's826 m
China Garden997 m
Pink Pepperz1.0 km

Nearby pubs

The Leather Bottle409 m
The Eardley Arms765 m
Prince of Wales836 m
The Victoria957 m
Food hygiene (5-star)83% of 18

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

45

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score15/100
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

40.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,843m
Crossrail 2 route16,042m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,671 nationally

1,736

Est. population

8,204/km²

63%

Employed

33%

Degree educated

£37,100

Median income

3.8%

Claimant rate

SuburbanHigh densityMixed

48

Community stability

Age profile

28%
21%
20%
19%
Under 1828%
18–3421%
35–4920%
50–6419%
65+11%

Tenure

26%
35%
24%
15%
Own outright26%
Own (mortgage)35%
Private rent24%
Social rent15%
Shared ownership1%

Ethnicity

51%
21%
White British51%
White Other11%
Asian8%
Black21%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household30%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent24%
Social rent15%

vs. London

Income vs London-11.7%
Price vs London-25.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
6
Local approval rate
80%
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)
1
Largest scheme
108 homes · LAND AT, 109-137, LAND AT, 109-137, ABBEY ROAD, DA17 5DG
Pipeline pressure
NONE

Named schemes (500m)

99-101, 99-101, ABBEY ROAD, DA17 5PG38 homes
completed
13, 13, Beckett Close, Belvedere, DA17 5RY1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£390,000)

£7,000

Standard buyer

£0

First-time buyer

Save £7,000

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 DA17 5DR

Full postcodeDA17 5DR
Postcode districtDA17
BoroughLondon Borough of Bexley
WardBelvedere
Latitude51.490072
Longitude0.137208
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