Belvedere · Bexley · Erith and Thamesmead constituency · 51.49485, 0.15630

DA17 6GN— Belvedere, Bexley

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

The family fortress

 

Schools 100%Safety 74/100Transport 44/100Yield 4.41%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
74
Schools
60
Transport
44
Environment
79
Investment
50

The bottom line

DA17 6GN offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £367,500 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

DA17 6GN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-29.3% vs London avg
vs London income-11.7% vs London avg
vs London crime+60.0% vs London avg

Deep-dive guides for DA17 6GN

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

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“The family fortress”

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How DA17 6GN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Belvedere Junior School

Not yet inspected · 6 min walk

KS2: 105.8

—

Secondary

Trinity Church of England School, Belvedere

Not yet inspected · 13 min walk

P8: -0.48A8: 41.2

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

104.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+98% vs borough

Crime by type

Other32%
Violence & sexual offences23%
Anti-social behaviour15%
Vehicle crime12%
Drug offences7%
Burglary7%
Robbery3%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 1.0km

Crime is +60% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£367,500

Median sale price

Bottom 25% — 29% below London median

£367,500 is 29% below the London median (£520,000)

+3.5%

This year

Terraced

Dominant type

Price history

5-year change
+18.5%
Sales (24 months)6
New build0.0%
Avg semi-detached£374,000
Avg terraced£362,500
Price per m²£6,197/m²
Price per ft²£576/ft²
Avg floor area58.6 m²

EPC breakdown

C
31%
D
18%

Based on 49 properties · Confidence: high

Street mix

Semi 26%Terraced 74%

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£5,875
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,900

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

9.9×

Price-to-income

£1,838/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield868 kWh/kWp/yr
Rebuild cost estimate£146,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+4.3%

Total change

+166%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

-2.45

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 125 sales

Property Type Mix

Total: 125 sales

Semi-detached25.6%
Terraced74.4%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£140k£147k+5.4%21.3
Pre-crash peak2005–2007£165k£178k+7.4%5
GFC & correction2009–2012£150k£166k+10.3%1.8
Help-to-Buy recovery2013–2016£172k£297k+72.7%3.5
Brexit uncertainty2017–2018£288k£300k+4.3%4
Pandemic surge2020–2021£310k£310k+0%3
Rate-rise correction2022–2023£355k£345k-2.8%2
Current market2024–2025£363k£372k+2.6%3.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
4.6%
District
4.6%
Terraced+0% α
Local
4.3%
District
4.3%

CAGR over 16yr 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 Velocity40
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Belvedere

Nearby stations

BelvedereNational Rail
5 min walk
Abbey WoodElizabeth line
31 min walk
Barking RiversideSuffragette
49 min walk
Dagenham Heathway Underground StationDistrict
66 min walk
Becontree Underground StationDistrict
68 min walk
No bus stops within 400m

37

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge46 min ↑
Victoria61 min ↑
Waterloo56 min ↑
Canary Wharf ★35 min
City51 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park236m
Santander docks (800m)0
Nearest cycle dock10.5 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: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.0 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Abbey Wood SSSI — 1.9 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): None recorded

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

26 min walk

89%

Recommend GP

89%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalErith and District Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketLidl · 233 m

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)

673m

Post office

Nearby shops

Varsani Wine & Food472 m

Nearby cafes

Starbucks280 m
Asda Café415 m

Nearby restaurants

Chicken Pizza Hot Service476 m
New Star480 m

Nearby pubs

The Morgan341 m
Halfway House645 m
Food hygiene (5-star)34% of 38

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

50

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 score20/100
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

60.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,261m
Crossrail 2 route17,084m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,975 nationally

2,726

Est. population

3,803/km²

67%

Employed

39%

Degree educated

£37,100

Median income

5.1%

Claimant rate

SuburbanMedium densityEstablished mixed

37

Community stability

Age profile

26%
27%
24%
15%
Under 1826%
18–3427%
35–4924%
50–6415%
65+8%

Tenure

14%
30%
39%
17%
Own outright14%
Own (mortgage)30%
Private rent40%
Social rent17%
Shared ownership0%
Rent free0%

Ethnicity

32%
19%
13%
28%
White British32%
White Other19%
Asian13%
Black28%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine24%
No car household31%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent40%
Social rent17%

vs. London

Income vs London-11.7%
Price vs London-29.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
6
Local approval rate
80%
Borough approval rate
75%
Opportunity area
No
CIL rate (residential)
£100/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
402 homes · Norman Park, Between, Norman Park, Between, Yarnton Way, Picardy Manorway, Belvedere, DA17 6JU
Pipeline pressure
NONE

Named schemes (500m)

Norman Park, Between, Norman Park, Between, Yarnton Way, Picardy Manorway, Belvedere, DA17 6JU402 homes
completed
LAND WESTERN SIDE OF, LAND WESTERN SIDE OF, PICARDY MANORWAY, DA1752 homes
completed
67 - 71, 67 - 71, Station Road North, Belvedere, DA17 6JL15 homes
completed
56-62, 56-62, North Road, Belvedere, DA17 6JX14 homes
completed
1, 1, Caldy Road, Belvedere, DA17 6JT4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£367,500)

£5,875

Standard buyer

£0

First-time buyer

Save £5,875

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 6GN

Full postcodeDA17 6GN
Postcode districtDA17
BoroughLondon Borough of Bexley
WardBelvedere
Latitude51.494848
Longitude0.156305
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