Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.49198, 0.13194

DA18 4DL— Thamesmead East, Bexley

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

The family fortress

 

Schools 33%Safety 80/100Transport 37/100

Best for: Families

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

Liveability
47
Safety
80
Schools
90
Transport
37
Environment
76
Investment
49

The bottom line

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

Less suited to Car-free commuters.

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Location

DA18 4DL

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+1.0% vs London avg

Deep-dive guides for DA18 4DL

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

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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How DA18 4DL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Parkway Primary School

Not yet inspected · 2 min walk

KS2: 105.4

★★

Secondary

Woolwich Polytechnic School for Girls

Good · Inspected Jan 2023 · 25 min walk

P8: +0.44A8: 53.1

100% of local schools rated Good or Outstanding · based on 10 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

65.9 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

+25% vs borough

Crime by type

Other30%
Violence & sexual offences24%
Vehicle crime22%
Anti-social behaviour11%
Drug offences6%
Theft3%
Burglary3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 1.8km

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area103 m²

EPC breakdown

C
3%
D
16%
E
4%

Based on 23 properties · Confidence: medium

Street mix

Terraced 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£257,500
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

2002–2020 · CAGR

+5%

Total change

+142%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.7%

per year

Acceleration

-8.21

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 20 sales

Property Type Mix

Total: 20 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£93k£151k+62.4%2
Pre-crash peak2005–2005£138k£138k+0%2
GFC & correction2008–2009£160k£158k-1.6%3
Help-to-Buy recovery2016–2016£191k£191k+0%2
Brexit uncertainty2017–2017£215k£215k+0%3
Pandemic surge2020–2020£225k£225k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.7%
District
5.7%

CAGR over 15yr 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 Velocity40
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
Abbey WoodElizabeth line line
8.9 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey WoodElizabeth line
9 min walk
Abbey Wood (London)National Rail
9 min walk
Barking RiversideSuffragette
41 min walk
Woolwich Arsenal DLR StationDLR
55 min walk
Gallions Reach DLR StationDLR
57 min walk
No bus stops within 400m

26

Walkability score

155

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria64 min ↑
Waterloo60 min ↑
Canary Wharf ★39 min
City54 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

11

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)58
Nearest car park107m
Santander docks (800m)0
Nearest cycle dock8.9 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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.4 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 13%
More green space than 78% of London

Nearest SSSI: Abbey Wood SSSI — 0.5 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

10 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

126

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Abbey Arms (767 m)

No restaurants within 800m — nearest: The Taj Mahal (749 m)

Nearest supermarketWelcome · 862 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)

501m

Post office

Nearby shops

WHSmith740 m
Village Fresh Fruit and Veggies742 m
City AM743 m
AW Food Hall748 m

Nearby cafes

Thames Cafe483 m

Nearby restaurants

The Taj Mahal749 m
Finest Chicken Peri Peri Grill758 m
Abbey Grill776 m
New Winson777 m

Nearby pubs

The Abbey Arms767 m

Nearby pharmacies

Brownies744 m

Nearby health

Lakeside Medical Practice828 m
Food hygiene (5-star)79% of 14

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

49

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 score13/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

19.5

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,546m
Crossrail 2 route15,622m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,485 nationally

1,518

Est. population

20,593/km²

56%

Employed

36%

Degree educated

£36,300

Median income

5.3%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

42

Community stability

Age profile

29%
17%
21%
22%
Under 1829%
18–3417%
35–4921%
50–6422%
65+12%

Tenure

16%
16%
19%
49%
Own outright16%
Own (mortgage)16%
Private rent19%
Social rent49%
Shared ownership0%
Rent free0%

Ethnicity

38%
44%
White British38%
White Other5%
Asian9%
Black44%
Mixed2%
Other2%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine29%
No car household39%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent49%
Private rent19%

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)
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)
1
Local approval rate
80%
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)
1
Largest scheme
4 homes · Land adjacent 117, Land adjacent 117, Overton Road, Abbey Wood, SE2 9SF
Pipeline pressure
NONE

Named schemes (500m)

82, Holstein Way, DA18 4DL1 homes
completed
33, Parkway, DA18 4HG1 homes
completed
11, 11, Redpoll Way, Erith, DA18 4BU1 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 4DL

Full postcodeDA18 4DL
Postcode districtDA18
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.491976
Longitude0.131938
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