Belvedere · Bexley · Erith and Thamesmead constituency · 51.48733, 0.14222

DA17 5HS— Belvedere, Bexley

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 83/100Transport 34/100

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
53
Safety
83
Schools
30
Transport
34
Environment
72
Investment
52

The bottom line

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

Less suited to Families.

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Location

DA17 5HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

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

Deep-dive guides for DA17 5HS

🛡️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 5HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

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 · 17 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 · 26 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 · 1.0km

Crime is 17% below London average

Property

Prices, sales volume and market trends

Avg floor area74.6 m²

EPC breakdown

C
12%
D
7%

Based on 19 properties · Confidence: medium

Street mix

Semi 3%Terraced 97%

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

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£186,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
RoofPitched, 150 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

1997–2021 · CAGR

+7%

Total change

+404%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.7%

per year

Acceleration

-3.50

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached2.7%
Terraced97.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£65k£102k+56.9%2.2
Post-dot-com plateau2001–2003£108k£115k+5.9%5
Pre-crash peak2007–2007£186k£186k+0%2
GFC & correction2009–2009£173k£173k+0%1
Help-to-Buy recovery2013–2016£193k£316k+63.7%3
Brexit uncertainty2017–2018£284k£310k+9.2%1
Pandemic surge2021–2021£328k£328k+0%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 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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
18.2 min walk
Belvedere

Nearby stations

BelvedereNational Rail
11 min walk
Abbey WoodElizabeth line
19 min walk
Barking RiversideSuffragette
50 min walk
Woolwich Arsenal DLR StationDLR
64 min walk
Gallions Reach DLR StationDLR
68 min walk
No bus stops within 400m

20

Walkability score

82

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

20

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)83
Nearest car park139m
Santander docks (800m)0
Nearest cycle dock9.6 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 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

1

Dentists within 1km

Nearest hospitalErith and District Hospital · 2.1 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

337

Parks (1km)

11

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketLidl · 1.5 km
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

722m

Post office

Nearby shops

Bachra's Food & Wines198 m
Varsani Wine & Food822 m

Nearby cafes

Nuxley's Bistro644 m
Thames Cafe729 m

Nearby restaurants

Xing's418 m
Belvedere Tandoori549 m
Mr Man's Fish 'n' Chips553 m
China Garden585 m

Nearby pubs

The Leather Bottle186 m
The Eardley Arms349 m
Prince of Wales421 m
The Victoria565 m
Food hygiene (5-star)64% 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

E

High street health

Investment

Investment grade, yield and market outlook

52

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
Gentrification score15/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

16.5

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,110m
Crossrail 2 route16,482m

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)
16
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
99-101, 99-101, ABBEY ROAD, DA17 5PG38 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 5HS

Full postcodeDA17 5HS
Postcode districtDA17
BoroughLondon Borough of Bexley
WardBelvedere
Latitude51.487328
Longitude0.142222
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