Belvedere · Bexley · Erith and Thamesmead constituency · 51.49394, 0.15108

DA17 6LB— Belvedere, Bexley

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

 

Schools 100%Safety 74/100Transport 46/100~7% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
74
Schools
60
Transport
46
Environment
81
Investment
59

The bottom line

DA17 6LB offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

DA17 6LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for DA17 6LB

🛡️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🌿 Green Lung🔒 Very Safe
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How DA17 6LB 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 · 7 min walk

KS2: 105.8

—

Secondary

Trinity Church of England School, Belvedere

Not yet inspected · 14 min walk

P8: -0.48A8: 41.2

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 · 35 min walk

4 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 999m

Crime is +60% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£3,144/m²
Price per ft²£292/ft²
Avg floor area76.8 m²

EPC breakdown

C
101%
D
8%
E
7%

Based on 116 properties · Confidence: high

Street mix

Flat 100%

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£192,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
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

2000–2025 · CAGR

+5.8%

Total change

+305%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.5%

per year

Acceleration

-23.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 52 sales

Property Type Mix

Total: 52 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£57k£57k+0%7
Post-dot-com plateau2001–2004£68k£119k+75%4.5
Pre-crash peak2005–2007£118k£121k+3.2%2.3
GFC & correction2008–2010£123k£105k-14.3%1
Help-to-Buy recovery2014–2016£125k£190k+52%1.3
Brexit uncertainty2017–2019£215k£220k+2.6%2.3
Pandemic surge2020–2020£220k£220k+0%1
Rate-rise correction2022–2023£210k£210k+0%1
Current market2024–2025£245k£229k-6.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.8%
District
5.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

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
3 min walk
Abbey WoodElizabeth line
26 min walk
Barking RiversideSuffragette
47 min walk
Dagenham Heathway Underground StationDistrict
66 min walk
Becontree Underground StationDistrict
68 min walk
No bus stops within 400m

34

Walkability score

69

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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park399m
Santander docks (800m)0
Nearest cycle dock10.2 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: 15.7 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Abbey Wood SSSI — 1.6 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

27 min walk

89%

Recommend GP

89%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalErith and District Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Morgan (486 m)

Nearest supermarketLidl · 505 m

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)

884m

Post office

Nearby shops

Varsani Wine & Food253 m
Bachra's Food & Wines776 m

Nearby cafes

Asda Café426 m
Starbucks439 m

Nearby restaurants

Chicken Pizza Hot Service258 m
New Star263 m

Nearby pubs

The Morgan486 m
The Leather Bottle798 m
Food hygiene (5-star)40% 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

59

Investment score

Good

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
6.8% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score14/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

49.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,884m
Crossrail 2 route16,778m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
3
Local approval rate
100%
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)
6
Largest scheme
402 homes · Norman Park, Between, Norman Park, Between, Yarnton Way, Picardy Manorway, Belvedere, DA17 6JU
Pipeline pressure
NONE

Named schemes (500m)

LAND SOUTH OF AND JUNCTION OF, LAND SOUTH OF AND JUNCTION OF, YARNTON WAY, NORMAN ROAD, DA17 665 homes
completed
4, 4, PICARDY ROAD, LOWER PARK ROAD (16), DA17 5QH14 homes
completed
Former Works Building Site Junction Caldy Road and Normal, Former Works Building Site Junction Caldy Road and Normal, Caldy Road, Norman Road, DA17 6LD4 homes
completed
8-10, 8-10, Gilbert Road, Belvedere, DA17 5DA4 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

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Key facts for DA17 6LB

Full postcodeDA17 6LB
Postcode districtDA17
BoroughLondon Borough of Bexley
WardBelvedere
Latitude51.493937
Longitude0.151075
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