Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.49507, 0.12874

DA18 4BT— Thamesmead East, Bexley

Location and area intelligence for DA18 4BT, Thamesmead East, Bexley

The family fortress

 

Schools 67%Safety 87/100Transport 54/100

Best for: Families

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Strong for families — high safety and school scores

Liveability
58
Safety
87
Schools
90
Transport
54
Environment
82
Investment
45

The bottom line

DA18 4BT offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

DA18 4BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.6% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for DA18 4BT

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How DA18 4BT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St John Fisher Catholic Primary School

Not yet inspected · Inspected Jan 2025 · 3 min walk

KS2: 108.9

★★

Secondary

Woolwich Polytechnic School for Girls

Good · Inspected Jan 2023 · 21 min walk

P8: +0.44A8: 53.1

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.6 incidents per 1,000 residents

Better than 81% of London
→ Stable

-48% vs borough

Crime by type

Other24%
Anti-social behaviour22%
Vehicle crime22%
Violence & sexual offences19%
Burglary11%
Drug offences3%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 2.2km

Crime is 57% below London average

Property

Prices, sales volume and market trends

Avg floor area77.7 m²

EPC breakdown

B
9%
C
12%
D
15%

Based on 36 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

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£194,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSystem built, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band AAnnual charge £1,273
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2021 · CAGR

+2.2%

Total change

+36%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.9%

per year

Acceleration

+15.19

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£115k£115k+0%1
Help-to-Buy recovery2013–2016£73k£142k+95.9%1
Pandemic surge2021–2021£156k£156k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Abbey WoodElizabeth line line
8 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey WoodElizabeth line
8 min walk
Abbey Wood (London)National Rail
8 min walk
Barking RiversideSuffragette
36 min walk
Woolwich Arsenal DLR StationDLR
52 min walk
Gallions Reach DLR StationDLR
53 min walk
No bus stops within 400m

28

Walkability score

144

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge43 min ↑
Victoria55 min ↑
Waterloo51 min ↑
Canary Wharf ★30 min
City44 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

24

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)138
Nearest car park69m
Santander docks (800m)0
Nearest cycle dock8.6 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: 14.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.1 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 10%
More green space than 93% of London

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): 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 yield865.6 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LAKESIDE MEDICAL

LAKESIDE HEALTH CENTRE, YARNTON WAY, SE2 9LH

6 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 3.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

141

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Abbey Arms (721 m)

No restaurants within 800m — nearest: The Taj Mahal (738 m)

Nearest supermarketWelcome · 505 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
664 licensed premises in borough268 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

629m

Post office

Nearby shops

City AM619 m
Bethel631 m
WHSmith671 m
Aces One Stop679 m

Nearby cafes

Thames Cafe700 m
Abbey Cafe797 m

Nearby restaurants

The Taj Mahal738 m
Finest Chicken Peri Peri Grill761 m
Abbey Grill761 m
New Winson764 m

Nearby pubs

The Abbey Arms721 m
The Lakeside Bar736 m

Nearby gyms

Anytime Fitness572 m
Gerald Latifi - Strength & Fitness Coach585 m

Nearby pharmacies

Brownies722 m

Nearby health

Lakeside Medical Practice460 m
Food hygiene (5-star)42% of 12

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

45

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
Gentrification score12/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

27.1

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,437m
Crossrail 2 route15,286m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,563 nationally

1,338

Est. population

21,582/km²

58%

Employed

38%

Degree educated

£36,300

Median income

4.9%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

39

Community stability

Age profile

33%
19%
22%
20%
Under 1833%
18–3419%
35–4922%
50–6420%
65+6%

Tenure

74%
Own outright6%
Own (mortgage)7%
Private rent12%
Social rent74%
Shared ownership1%
Rent free0%

Ethnicity

29%
46%
White British29%
White Other6%
Asian12%
Black46%
Mixed5%
Other1%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine29%
No car household46%
Unemployed8%
No qualifications19%

Housing tenure (Census 2021)

Social rent74%
Private rent12%

vs. London

Income vs London-13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
2
Local approval rate
60%
Borough approval rate
75%
Opportunity area
Thamesmead and Abbey Wood
CIL rate (residential)
£100/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£8.0bn
Est. completion
2050

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
534 homes · Land At Southmere Village, Land At Southmere Village, Yarnton Way, Thamesmead, SE2 9LH
Pipeline pressure
NONE

Named schemes (500m)

119, 119, Sydney Road, London, SE2 9RY4 homes
completed
Land adjacent 117, Land adjacent 117, Overton Road, Abbey Wood, SE2 9SF4 homes
completed
1-9, 174-182 and 6, 1-9, 174-182 and 6, Maran Way and Limestone Walk, DA18 4BP3 homes
completed
Land adjacent 56, Land adjacent 56, Sydney Road, SE2 9RX2 homes
completed
87, 87, Overton Road, SE2 9SF2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.7%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Zainab Olamide AsunramuLabour
Larry FergusonLabour
Abi JohnsonLabour

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Key facts for DA18 4BT

Full postcodeDA18 4BT
Postcode districtDA18
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.495073
Longitude0.128741
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