West Heath · Bexley · Erith and Thamesmead constituency · 51.48008, 0.13654

DA17 5PB— West Heath, Bexley

Location and area intelligence for DA17 5PB, West Heath, Bexley

Strong, well-rated schools nearby

 

Schools 0%Safety 86/100Transport 24/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
46
Safety
86
Schools
90
Transport
24
Environment
71
Investment
37

The bottom line

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

Less suited to Car-free commuters.

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Location

DA17 5PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.2% vs London avg
vs London crime-52.0% vs London avg

Deep-dive guides for DA17 5PB

🛡️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 5PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Bedonwell Junior School

Not yet inspected · 2 min walk

★★

Secondary

Lift Bexleyheath

Good · Inspected Jul 2021 · 32 min walk

P8: -0.39A8: 41.7

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.9 incidents per 1,000 residents

Better than 78% of London
→ Stable

-41% vs borough

Crime by type

Violence & sexual offences36%
Other21%
Anti-social behaviour17%
Vehicle crime13%
Burglary6%
Drug offences4%
Robbery2%
Theft0%

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 · 1.5km

Crime is 52% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,274/m²
Price per ft²£397/ft²
Avg floor area116.6 m²

EPC breakdown

C
4%
D
16%
E
5%

Based on 25 properties · Confidence: medium

Street mix

Semi 64%Terraced 15%Detached 22%

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£291,500
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 DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.2%

Total change

+545%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.4%

per year

Acceleration

-22.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 55 sales

Property Type Mix

Total: 55 sales

Detached21.8%
Semi-detached63.6%
Terraced14.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£132k+92.7%2
Post-dot-com plateau2001–2004£115k£225k+95.2%3
Pre-crash peak2006–2007£220k£280k+27.3%2.5
GFC & correction2009–2011£224k£249k+11.2%3
Help-to-Buy recovery2013–2016£269k£370k+37.5%1.7
Brexit uncertainty2017–2019£400k£396k-0.9%2
Pandemic surge2020–2021£420k£469k+11.7%2
Current market2025–2026£510k£442k-13.4%1

Price Trajectory by Type

DetachedSemi-detachedTerraced

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Detached+0% α
Local
11.5%
District
11.5%
Semi-detached+0% α
Local
7.1%
District
7.1%
Terraced+0% α
Local
5.6%
District
5.6%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing1
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
19.5 min walk
Bexleyheath→ Victoria· 2 tph
42 min

Nearby stations

Abbey WoodElizabeth line
20 min walk
BexleyheathNational Rail
23 min walk
Barking RiversideSuffragette
58 min walk
Woolwich Arsenal DLR StationDLR
60 min walk
Gallions Reach DLR StationDLR
69 min walk
No bus stops within 400m

6

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria65 min ↑
Waterloo60 min ↑
Canary Wharf ★39 min
City55 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)

2

EV chargers (800m)

Total spaces (800m)63
Nearest car park495m
Santander docks (800m)0
Nearest cycle dock9.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 13%
Below average green space

Nearest SSSI: Abbey Wood SSSI — 0.9 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

11 min walk

74%

Recommend GP

74%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest hospitalErith and District Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

149

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Village Inn (484 m)

No restaurants within 800m — nearest: Millers Pie And Mash (554 m)

Nearest supermarketWelcome · 2.1 km
4 tennis courts

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)

1.5km

Post office

Nearby cafes

Nuxley's Bistro613 m
Pantiles Tea Rooms850 m

Nearby restaurants

Millers Pie And Mash554 m
Fish etc...556 m
Pink Pepperz570 m
China Garden574 m

Nearby pubs

The Village Inn484 m
The Victoria512 m
The Fox571 m
Prince of Wales614 m
Food hygiene (5-star)82% of 11

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

37

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score17/100
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

39

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,571m
Crossrail 2 route16,466m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,886 nationally

1,522

Est. population

6,971/km²

59%

Employed

28%

Degree educated

£37,300

Median income

2.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

23%
16%
18%
23%
20%
Under 1823%
18–3416%
35–4918%
50–6423%
65+20%

Tenure

44%
37%
Own outright44%
Own (mortgage)37%
Private rent13%
Social rent5%
Shared ownership1%

Ethnicity

71%
White British71%
White Other6%
Asian9%
Black9%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household15%
Unemployed2%
No qualifications21%

Housing tenure (Census 2021)

Private rent13%
Social rent5%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
14
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)
2
Largest scheme
15 homes · ABBEY MOUNT, ABBEY MOUNT, COURT AVENUE, DA17 5HR
Pipeline pressure
NONE

Named schemes (500m)

88-90, 88-90, NUXLEY ROAD, DA17 5LH10 homes
completed
374, 374, Bedonwell Road, Belvedere, DA17 5PE2 homes
completed
1, 1, Croft Close, Grant Close, Belvedere, DA17 5NP2 homes
completed
Land r/o 71, Land r/o 71, Woolwich Road, 2 Croft Close, Belvedere, DA17 5NP2 homes
completed
27, 27, Dryhill Road, Belvedere, DA17 5PA2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.3%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
2,114
Constituency
Bexleyheath and Crayford

Councillors

Thomas William ClappertonConservative
Eliot SmithConservative
Sue FordReform UK

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Key facts for DA17 5PB

Full postcodeDA17 5PB
Postcode districtDA17
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.480084
Longitude0.136540
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