West Heath · Bexley · Erith and Thamesmead constituency · 51.47873, 0.14061

DA17 5PG— West Heath, Bexley

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

Strong, well-rated schools nearby

 

Schools 0%Safety 86/100Transport 18/100Yield 3.77%

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
86
Schools
90
Transport
18
Environment
72
Investment
38

The bottom line

DA17 5PG offers exceptional schools (100% Good/Outstanding) and low crime at £430,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 49 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

DA17 5PG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-17.3% vs London avg
vs London income-11.2% vs London avg
vs London crime-52.0% vs London avg

Deep-dive guides for DA17 5PG

🛡️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 5PG 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 · 6 min walk

★★

Secondary

Lift Bexleyheath

Good · Inspected Jul 2021 · 29 min walk

P8: -0.39A8: 41.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

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

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 · 1.3km

Crime is 52% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£430,000

Median sale price

17% below London median

£430,000 is 17% below the London median (£520,000)

+1.2%

This year

Semi-detached

Dominant type

Price history

5-year change
+13.2%
Sales (24 months)5
New build0.0%
Avg semi-detached£447,500
Avg terraced£420,000
Price per m²£4,736/m²
Price per ft²£440/ft²
Avg floor area91.9 m²

EPC breakdown

C
2%
D
16%
E
10%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 72%Terraced 17%Detached 11%

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£9,000
First-time buyerFTB
£250
Additional propertyBTL/2nd
£21,900

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

11.5×

Price-to-income

£2,151/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£229,750
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 DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.5%

Total change

+522%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.5%

per year

Acceleration

+13.32

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 46 sales

Property Type Mix

Total: 46 sales

Detached10.9%
Semi-detached71.7%
Terraced17.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£72k£144k+100%1.6
Post-dot-com plateau2003–2004£211k£200k-5.2%1.5
Pre-crash peak2005–2007£220k£272k+23.8%1.7
GFC & correction2009–2012£220k£275k+25%2
Help-to-Buy recovery2013–2016£250k£421k+68.4%1.2
Brexit uncertainty2017–2019£404k£410k+1.5%1.5
Pandemic surge2020–2021£395k£380k-3.8%3.5
Rate-rise correction2022–2022£451k£451k+0%2
Current market2024–2025£420k£448k+6.5%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.3%
District
6.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
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
23.2 min walk
Bexleyheath→ Victoria· 2 tph
42 min

Nearby stations

BexleyheathNational Rail
22 min walk
Abbey WoodElizabeth line
24 min walk
Barking RiversideSuffragette
61 min walk
Woolwich Arsenal DLR StationDLR
64 min walk
Gallions Reach DLR StationDLR
73 min walk
No bus stops within 400m

15

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria75 min ↑
Waterloo69 min ↑
Canary Wharf ★49 min
City65 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

18

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)73
Nearest car park352m
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 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.3 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 31%
Below average green space

Nearest SSSI: Abbey Wood SSSI — 1.1 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

9 min walk

74%

Recommend GP

74%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

312

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketAsda · 2.4 km
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

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 shops

Bachra's Food & Wines1.2 km

Nearby cafes

Nuxley's Bistro453 m
Pantiles Tea Rooms632 m

Nearby restaurants

Millers Pie And Mash391 m
Fish etc...395 m
Morley's424 m
Pink Pepperz433 m

Nearby pubs

The Village Inn258 m
The Fox383 m
The Victoria428 m
Royal Standard570 m
Food hygiene (5-star)72% of 47

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

38

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score23/100
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

55.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,829m
Crossrail 2 route16,786m

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%
Price vs London-17.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
21
Local approval rate
57%
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)
5
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
1a & 7, 1a & 7, Alfred Road, Belvedere, DA17 5LL6 homes
completed
14A, 14A, Albert Road, Belvedere, DA17 5LJ4 homes
completed
87 - 87a, 87 - 87a, Nuxley Road, 3,3a&5 Grosvenor Road, DA174 homes
completed
1, 1, Croft Close, Grant Close, Belvedere, DA17 5NP2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£430,000)

£9,000

Standard buyer

£250

First-time buyer

Save £8,750

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 5PG

Full postcodeDA17 5PG
Postcode districtDA17
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.478733
Longitude0.140610
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