Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.49232, 0.13619

DA18 4HB— Thamesmead East, Bexley

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

London's quiet achiever

 

Schools 33%Safety 80/100Transport 33/100

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
46
Safety
80
Schools
20
Transport
33
Environment
78
Investment
49

The bottom line

DA18 4HB offers low crime and a green environment — a strong choice for Most buyers.

Less suited to Families.

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Location

DA18 4HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment 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 4HB

🛡️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 Parks🔒 Very Safe

“London's quiet achiever”

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How DA18 4HB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

20

Education score

Poor for families
—

Primary

Northwood Primary School

Not yet inspected · 2 min walk

KS2: 104.0

—

Secondary

Trinity Church of England School, Belvedere

Not yet inspected · 23 min walk

P8: -0.48A8: 41.2

33% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 22 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 1.6km

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area67.9 m²

EPC breakdown

C
8%
D
15%
E
1%

Based on 24 properties · Confidence: medium

Street mix

Terraced 32%Flat 68%

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£169,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band AAnnual charge £1,273
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+5.3%

Total change

+261%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.3%

per year

Acceleration

+31.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 28 sales

Property Type Mix

Total: 28 sales

Terraced39.3%
Flat/maisonette60.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£59k£59k+0%2
Post-dot-com plateau2001–2004£60k£105k+75%2.2
Pre-crash peak2005–2007£182k£112k-38.5%2
GFC & correction2008–2012£190k£65k-65.8%1
Help-to-Buy recovery2013–2015£197k£135k-31.5%1.7
Brexit uncertainty2019–2019£330k£330k+0%1
Rate-rise correction2022–2023£220k£215k-2.3%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
4%
District
4%
Terraced+0% α
Local
8.3%
District
8.3%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Abbey WoodElizabeth line line
12.4 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey WoodElizabeth line
13 min walk
Abbey Wood (London)National Rail
13 min walk
Barking RiversideSuffragette
42 min walk
Woolwich Arsenal DLR StationDLR
58 min walk
Gallions Reach DLR StationDLR
61 min walk
No bus stops within 400m

23

Walkability score

146

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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)58
Nearest car park298m
Santander docks (800m)0
Nearest cycle dock9.2 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: 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: 14.7 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 58%
More green space than 86% of London

Nearest SSSI: Abbey Wood SSSI — 0.7 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

13 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalErith and District Hospital · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

112

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 Leather Bottle (593 m)

Nearest supermarketWelcome · 1.1 km

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)

218m

Post office

Nearby shops

Bachra's Food & Wines608 m

Nearby cafes

Thames Cafe203 m

Nearby pubs

The Leather Bottle593 m
The Eardley Arms1.0 km
Food hygiene (5-star)92% 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

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

22.8

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,841m
Crossrail 2 route15,880m

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
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
1
Local approval rate
100%
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
108 homes · LAND AT, 109-137, LAND AT, 109-137, ABBEY ROAD, DA17 5DG
Pipeline pressure
NONE

Named schemes (500m)

33, Parkway, DA18 4HG1 homes
completed
13, 13, Beckett Close, Belvedere, DA17 5RY1 homes
completed
82, Holstein Way, DA18 4DL1 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 4HB

Full postcodeDA18 4HB
Postcode districtDA18
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.492321
Longitude0.136190
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