Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.49232, 0.13538

DA18 4HD— Thamesmead East, Bexley

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

London's quiet achiever

 

Schools 33%Safety 80/100Transport 33/100~6% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

Compare areas

Car-dependent area — limited public transport

Liveability
46
Safety
80
Schools
20
Transport
33
Environment
78
Investment
54

The bottom line

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

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how DA18 4HD scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how DA18 4HD meets your needs.

Location

DA18 4HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-13.6% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for DA18 4HD

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare DA18 4HD with:

Postcode Personality

🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

Share:WhatsAppShare on X

How DA18 4HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

20

Education score

Poor for families
—

Primary

Parkway Primary School

Not yet inspected · 1 min walk

KS2: 105.4

—

Secondary

Trinity Church of England School, Belvedere

Not yet inspected · 24 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

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£3,287/m²
Price per ft²£305/ft²
Avg floor area83.4 m²

EPC breakdown

B
2%
C
23%
D
7%
E
1%

Based on 33 properties · Confidence: high

Street mix

Semi 2%Terraced 60%Flat 38%

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£208,500
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band AAnnual charge £1,273
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6%

Total change

+413%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.7%

per year

Acceleration

+77.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 37 sales

Property Type Mix

Total: 37 sales

Terraced67.6%
Flat/maisonette32.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£53k£67k+27.6%1.5
Post-dot-com plateau2002–2004£63k£125k+98.3%2.3
Pre-crash peak2005–2007£137k£186k+35.9%2.7
GFC & correction2008–2011£210k£150k-28.6%1
Help-to-Buy recovery2014–2016£233k£250k+7.2%2.5
Brexit uncertainty2017–2019£314k£340k+8.3%1.5
Pandemic surge2020–2020£300k£300k+0%1
Rate-rise correction2022–2023£426k£273k-36%2.5
Current market2024–2025£185k£270k+45.7%1.5

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
46.3%
District
46.3%
Terraced+0% α
Local
8.8%
District
8.8%

CAGR over 1yr 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 Velocity0
Sales Volume53
Seasonal Timing0
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
11.8 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

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

23

Walkability score

148

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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)58
Nearest car park306m
Santander docks (800m)0
Nearest cycle dock9.1 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: 14.6 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% 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 · 2.8 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

109

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 (638 m)

Nearest supermarketWelcome · 1.0 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)

266m

Post office

Nearby shops

Bachra's Food & Wines654 m

Nearby cafes

Thames Cafe249 m

Nearby pubs

The Leather Bottle638 m
Food hygiene (5-star)85% 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

E

High street health

Investment

Investment grade, yield and market outlook

54

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
Gross yield
6.0% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score13/100
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

46.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,787m
Crossrail 2 route15,828m

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
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)

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

Live in DA18 4HD? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for DA18 4HD.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Bexley with nearby boroughs:

Bexley vs LewishamBexley vs GreenwichBexley vs Bromley

Similar postcodes

Frequently asked questions

📍 Track DA18 4HD

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for DA18 4HD

Full postcodeDA18 4HD
Postcode districtDA18
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.492318
Longitude0.135383
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