Belvedere · Bexley · Erith and Thamesmead constituency · 51.49004, 0.16229

DA17 6DZ— Belvedere, Bexley

Location and area intelligence for DA17 6DZ, Belvedere, Bexley

The family fortress

 

Schools 100%Safety 76/100Transport 32/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
52
Safety
76
Schools
60
Transport
32
Environment
74
Investment
44

The bottom line

DA17 6DZ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 48 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

DA17 6DZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-15.2% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for DA17 6DZ

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How DA17 6DZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Belvedere Infant School

Not yet inspected · 3 min walk

—

Secondary

Trinity Church of England School, Belvedere

Not yet inspected · 6 min walk

P8: -0.48A8: 41.2

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.8 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+72% vs borough

Crime by type

Violence & sexual offences29%
Other26%
Anti-social behaviour19%
Vehicle crime11%
Burglary7%
Drug offences5%
Theft1%
Robbery1%

Road safety

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 643m

Crime is +40% above 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£5,068/m²
Price per ft²£471/ft²
Avg floor area60.5 m²

EPC breakdown

C
12%
D
21%
E
5%
F
2%
G
1%

Based on 41 properties · Confidence: high

Street mix

Semi 3%Terraced 83%Flat 3%Other 10%

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 yield868 kWh/kWp/yr
Rebuild cost estimate£151,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1998–2025 · CAGR

+6.7%

Total change

+469%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.3%

per year

Acceleration

-75.75

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 23 sales

Property Type Mix

Total: 23 sales

Terraced95.7%
Flat/maisonette4.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£65k£64k-2.3%1
Post-dot-com plateau2001–2004£69k£205k+199.3%1.8
Pre-crash peak2005–2006£213k£182k-14.6%1.5
GFC & correction2009–2012£130k£140k+7.7%1.3
Help-to-Buy recovery2016–2016£280k£280k+0%2
Brexit uncertainty2017–2019£295k£300k+1.7%1
Pandemic surge2020–2020£215k£215k+0%1
Rate-rise correction2023–2023£375k£375k+0%1
Current market2025–2025£370k£370k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.3%
District
5.3%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing2
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Belvedere

Nearby stations

BelvedereNational Rail
9 min walk
Abbey WoodElizabeth line
36 min walk
Barking RiversideSuffragette
57 min walk
Dagenham Heathway Underground StationDistrict
73 min walk
Dagenham East Underground StationDistrict
75 min walk
No bus stops within 400m

19

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria74 min ↑
Waterloo69 min ↑
Canary Wharf ★48 min
City63 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park524m
Santander docks (800m)0
Nearest cycle dock11.0 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.5 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 10%
More green space than 80% of London

Nearest SSSI: Abbey Wood SSSI — 2.2 km

Energy

Solar: 868 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 3

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 yield868.2 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NORTHUMBERLAND HEATH MED.CTR.

HIND CRESCENT, NORTHUMBERLAND HEATH, DA8 3DB

19 min walk

89%

Recommend GP

89%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: New Star (753 m)

Nearest supermarketLidl · 865 m
1 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)

9m

Post office

Nearby shops

Varsani Wine & Food754 m

Nearby cafes

Asda Café500 m
Starbucks951 m

Nearby restaurants

New Star753 m
Chicken Pizza Hot Service754 m

Nearby pubs

Halfway House34 m
The Morgan1.0 km
Food hygiene (5-star)42% of 31

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

44

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
Gross yield
4.4% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

26.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,535m
Crossrail 2 route17,659m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,696 nationally

1,774

Est. population

2,493/km²

63%

Employed

32%

Degree educated

£35,600

Median income

6.6%

Claimant rate

SuburbanLow densitySocially diverse / deprived

48

Community stability

Age profile

29%
21%
23%
17%
Under 1829%
18–3421%
35–4923%
50–6417%
65+10%

Tenure

24%
38%
27%
Own outright24%
Own (mortgage)38%
Private rent27%
Social rent10%
Shared ownership1%

Ethnicity

37%
20%
23%
White British37%
White Other11%
Asian20%
Black23%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine25%
No car household27%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent27%
Social rent10%

vs. London

Income vs London-15.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
7
Local approval rate
60%
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
192 homes · Bexley College, Bexley College, Tower Road, Belvedere, DA17 6JA
Pipeline pressure
NONE

Named schemes (500m)

Bexley College, Bexley College, Tower Road, Belvedere, DA17 6JA192 homes
completed
Fmr Shell Self-Serve & Queensland Service Stations, 183-213, Fmr Shell Self-Serve & Queensland Service Stations, 183-213, Lower Road, Belvedere, DA17 6DQ24 homes
completed
90B, 90B, Lower Road, Belvedere, DA17 6DZ1 homes
completed
57, Battle Road, DA8 1BJ1 homes
completed
land read of 54 and 56, land read of 54 and 56, Battle Road, Erith, DA8 1BJ1 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 6DZ

Full postcodeDA17 6DZ
Postcode districtDA17
BoroughLondon Borough of Bexley
WardBelvedere
Latitude51.490044
Longitude0.162287
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