Belvedere · Bexley · Erith and Thamesmead constituency · 51.48495, 0.14537

DA17 5EG— Belvedere, Bexley

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 76/100Transport 33/100~6% yield · indicativeOnly 3 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
76
Schools
30
Transport
33
Environment
72
Investment
56

The bottom line

DA17 5EG offers low crime — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

DA17 5EG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for DA17 5EG

🛡️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 5EG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Lessness Heath Primary School

Not yet inspected · 4 min walk

KS2: 103.0

—

Secondary

Trinity Church of England School, Belvedere

Not yet inspected · 14 min walk

P8: -0.48A8: 41.2

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 · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.2 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+69% vs borough

Crime by type

Other35%
Violence & sexual offences31%
Anti-social behaviour20%
Vehicle crime5%
Burglary5%
Robbery3%
Drug offences1%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 769m

Crime is +37% above 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£3,682/m²
Price per ft²£342/ft²
Avg floor area68.2 m²

EPC breakdown

C
10%
D
4%
E
3%

Based on 17 properties · Confidence: medium

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£170,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

1996–2025 · CAGR

+5.7%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.4%

per year

Acceleration

-14.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 56 sales

Property Type Mix

Total: 56 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£50k£74k+48%2
Post-dot-com plateau2001–2003£81k£124k+52.5%2.7
Pre-crash peak2005–2007£155k£155k+0%1.7
GFC & correction2008–2012£170k£154k-9.7%2.8
Help-to-Buy recovery2013–2015£152k£197k+29.2%3
Brexit uncertainty2017–2019£240k£245k+2.1%1.3
Pandemic surge2020–2021£280k£250k-10.7%2
Rate-rise correction2022–2023£258k£253k-1.9%2
Current market2024–2025£270k£250k-7.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5%
District
5%

CAGR over 25yr 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 Timing2
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 WoodElizabeth line line
21.7 min walk
Belvedere

Nearby stations

BelvedereNational Rail
12 min walk
Abbey WoodElizabeth line
23 min walk
Barking RiversideSuffragette
54 min walk
Woolwich Arsenal DLR StationDLR
67 min walk
Gallions Reach DLR StationDLR
72 min walk
No bus stops within 400m

34

Walkability score

169

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 park229m
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 waterMEDIUM
Medium
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 AONB12% green spaceTree canopy: 28%
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): 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

18 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 · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

406

Parks (1km)

11

Restaurants (800m)

1

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketLidl · 1.5 km
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Bachra's Food & Wines477 m
Varsani Wine & Food872 m

Nearby cafes

Nuxley's Bistro353 m
Thames Cafe1.1 km

Nearby restaurants

Belvedere Tandoori206 m
Mr Man's Fish 'n' Chips210 m
Xing's219 m
Village Kebab246 m

Nearby pubs

The Eardley Arms184 m
Prince of Wales205 m
Royal Standard298 m
The Victoria340 m
Food hygiene (5-star)61% of 67

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
6.5% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score14/100
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

32.9

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,269m
Crossrail 2 route16,788m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,142 nationally

1,917

Est. population

8,947/km²

58%

Employed

28%

Degree educated

£37,100

Median income

4.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

47

Community stability

Age profile

26%
20%
22%
17%
16%
Under 1826%
18–3420%
35–4922%
50–6417%
65+16%

Tenure

24%
31%
24%
20%
Own outright24%
Own (mortgage)31%
Private rent24%
Social rent20%
Shared ownership1%

Ethnicity

60%
15%
White British60%
White Other11%
Asian8%
Black15%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household28%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent24%
Social rent20%

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)
15
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
19
Local approval rate
75%
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)
8
Largest scheme
108 homes · LAND AT, 109-137, LAND AT, 109-137, ABBEY ROAD, DA17 5DG
Pipeline pressure
NONE

Named schemes (500m)

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
LAND AT LESSNESS HEATH PRIMARY SCHOOL, LAND AT LESSNESS HEATH PRIMARY SCHOOL, ERITH ROAD, DA17 6HB21 homes
completed
4, 4, Woolwich Road, Belvedere, DA17 5EW11 homes
completed
28 - 32, 28 - 32, Nuxley Road, Belvedere, DA17 5JG8 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 5EG

Full postcodeDA17 5EG
Postcode districtDA17
BoroughLondon Borough of Bexley
WardBelvedere
Latitude51.484950
Longitude0.145366
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