Belvedere · Bexley · Erith and Thamesmead constituency · 51.48700, 0.14324

DA17 5HF— Belvedere, Bexley

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

Strong, well-rated schools nearby

 

Schools 67%Safety 83/100Transport 34/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
83
Schools
40
Transport
34
Environment
72
Investment
36

The bottom line

DA17 5HF offers low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA17 5HF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for DA17 5HF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 Good Schools🔒 Very Safe

“Strong, well-rated schools nearby”

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How DA17 5HF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair 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 · 16 min walk

P8: -0.48A8: 41.2

67% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 27 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 926m

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,656/m²
Price per ft²£525/ft²
Avg floor area82.1 m²

EPC breakdown

C
5%
D
21%
E
7%
F
1%

Based on 34 properties · Confidence: high

Street mix

Semi 38%Terraced 29%Detached 3%Flat 28%Other 2%

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£205,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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

1995–2025 · CAGR

+7.1%

Total change

+683%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.9%

per year

Acceleration

+8.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 65 sales

Property Type Mix

Total: 65 sales

Detached3.1%
Semi-detached38.5%
Terraced30.8%
Flat/maisonette27.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£88k+47.5%3.2
Post-dot-com plateau2001–2004£125k£130k+4%2
Pre-crash peak2005–2007£137k£175k+28%4
GFC & correction2008–2012£198k£160k-18.9%2
Help-to-Buy recovery2013–2016£177k£265k+49.7%2.5
Brexit uncertainty2017–2018£338k£294k-13%3.5
Pandemic surge2021–2021£328k£328k+0%6
Rate-rise correction2022–2022£379k£379k+0%1
Current market2025–2025£470k£470k+0%1

Price Trajectory by Type

Semi-detachedTerracedFlat/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%
Semi-detached+0% α
Local
7.5%
District
7.5%
Terraced+0% α
Local
5.7%
District
5.7%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
19.1 min walk
Belvedere

Nearby stations

BelvedereNational Rail
11 min walk
Abbey WoodElizabeth line
20 min walk
Barking RiversideSuffragette
51 min walk
Woolwich Arsenal DLR StationDLR
64 min walk
Gallions Reach DLR StationDLR
69 min walk
No bus stops within 400m

21

Walkability score

89

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 park90m
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: 15.3 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Abbey Wood SSSI — 0.8 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): 1

Landslide susceptibility: Low

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

21 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 · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

389

Parks (1km)

11

Restaurants (800m)

1

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketLidl · 1.4 km
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

782m

Post office

Nearby shops

Bachra's Food & Wines223 m
Varsani Wine & Food789 m

Nearby cafes

Nuxley's Bistro592 m
Thames Cafe790 m

Nearby restaurants

Xing's378 m
Belvedere Tandoori477 m
Mr Man's Fish 'n' Chips482 m
Village Kebab518 m

Nearby pubs

The Leather Bottle219 m
The Eardley Arms310 m
Prince of Wales378 m
The Victoria527 m
Food hygiene (5-star)61% of 62

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

36

Investment score

Weak

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score15/100
Sales last 12 months0

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

4/100

Velocity score

Future outlook

35.5

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,171m
Crossrail 2 route16,562m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
18
Local approval rate
71%
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)

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
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
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 5HF

Full postcodeDA17 5HF
Postcode districtDA17
BoroughLondon Borough of Bexley
WardBelvedere
Latitude51.487003
Longitude0.143244
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