Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.49705, 0.12878

DA18 4DZ— Thamesmead East, Bexley

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

The family fortress

 

Schools 67%Safety 76/100Transport 41/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
76
Schools
63
Transport
41
Environment
81
Investment
37

The bottom line

DA18 4DZ offers low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

DA18 4DZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for DA18 4DZ

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How DA18 4DZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

63

Education score

Good for families
★ Top school within 1km
★

Primary

Willow Bank Primary School

Requires Improvement · Inspected Apr 2023 · 3 min walk

KS2: 101.7

★★

Secondary

Woolwich Polytechnic School for Girls

Good · Inspected Jan 2023 · 19 min walk

P8: +0.44A8: 53.1

67% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.7 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+82% vs borough

Crime by type

Other30%
Violence & sexual offences26%
Anti-social behaviour16%
Vehicle crime12%
Drug offences7%
Burglary4%
Robbery2%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 2.3km

Crime is +47% 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£3,853/m²
Price per ft²£358/ft²
Avg floor area112.2 m²

EPC breakdown

C
3%
D
26%
E
4%

Based on 33 properties · Confidence: high

Street mix

Semi 5%Terraced 69%Flat 26%

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 yield866 kWh/kWp/yr
Rebuild cost estimate£280,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, insulated at rafters
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

1998–2025 · CAGR

+7.8%

Total change

+654%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.4%

per year

Acceleration

+18.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached5.9%
Terraced70.6%
Flat/maisonette23.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£57k£81k+42.1%2.3
Post-dot-com plateau2002–2004£115k£169k+46.7%2.7
Pre-crash peak2005–2007£172k£200k+16.6%2
GFC & correction2008–2010£158k£114k-27.9%2
Help-to-Buy recovery2013–2015£200k£280k+40%1
Brexit uncertainty2018–2018£340k£340k+0%1
Pandemic surge2020–2020£310k£310k+0%3
Rate-rise correction2022–2023£358k£360k+0.6%1
Current market2025–2025£430k£430k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
0.3%
District
0.3%
Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Abbey WoodElizabeth line line
9.9 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

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

28

Walkability score

137

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

21

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)138
Nearest car park105m
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 waterLOW
Low
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 AONB41% green spaceTree canopy: 34%
More green space than 92% of London

Nearest SSSI: Abbey Wood SSSI — 1.1 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 · 3.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

146

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lakeside Bar (548 m)

No restaurants within 800m — nearest: The Taj Mahal (913 m)

Nearest supermarketWelcome · 488 m
1 tennis courts

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)

765m

Post office

Nearby shops

City AM763 m
Bethel767 m
Aces One Stop831 m
WHSmith832 m

Nearby cafes

Thames Cafe784 m
Abbey Cafe970 m

Nearby restaurants

The Taj Mahal913 m
Abbey Grill934 m
New Winson938 m
Finest Chicken Peri Peri Grill940 m

Nearby pubs

The Lakeside Bar548 m
The Abbey Arms885 m

Nearby gyms

Anytime Fitness497 m
Gerald Latifi - Strength & Fitness Coach513 m

Nearby pharmacies

Brownies895 m

Nearby health

Lakeside Medical Practice434 m
Food hygiene (5-star)46% of 13

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

37

Investment score

Weak

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score12/100
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

39.3

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,510m
Crossrail 2 route15,207m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,426 nationally

1,713

Est. population

1,312/km²

57%

Employed

40%

Degree educated

£44,800

Median income

6.3%

Claimant rate

SuburbanLow densitySocially diverse / deprived

43

Community stability

Age profile

30%
20%
19%
20%
Under 1830%
18–3420%
35–4919%
50–6420%
65+10%

Tenure

13%
16%
15%
55%
Own outright13%
Own (mortgage)16%
Private rent15%
Social rent55%
Shared ownership0%
Rent free0%

Ethnicity

26%
50%
White British26%
White Other6%
Asian8%
Black50%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine27%
No car household42%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent55%
Private rent15%

vs. London

Income vs London+6.7%

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)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
2
Local approval rate
50%
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)
3
Largest scheme
534 homes · Land At Southmere Village, Land At Southmere Village, Yarnton Way, Thamesmead, SE2 9LH
Pipeline pressure
NONE

Named schemes (500m)

Land adjacent 117, Land adjacent 117, Overton Road, Abbey Wood, SE2 9SF4 homes
completed
119, 119, Sydney Road, London, SE2 9RY4 homes
completed
1-9, 174-182 and 6, 1-9, 174-182 and 6, Maran Way and Limestone Walk, DA18 4BP3 homes
completed
Loravi Court, Flat 1, 62, Seacourt Road, SE2 9XB1 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 4DZ

Full postcodeDA18 4DZ
Postcode districtDA18
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.497051
Longitude0.128775
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