Thamesmead East · Bexley · Erith and Thamesmead constituency · 51.49373, 0.14030

DA18 4HP— Thamesmead East, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 31/100

Best for: Families

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Car-dependent area — limited public transport

Liveability
53
Safety
80
Schools
60
Transport
31
Environment
73
Investment
46

The bottom line

DA18 4HP offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 46 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

DA18 4HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.6% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for DA18 4HP

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How DA18 4HP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Northwood Primary School

Not yet inspected · 3 min walk

KS2: 104.0

—

Secondary

Trinity Church of England School, Belvedere

Not yet inspected · 21 min walk

P8: -0.48A8: 41.2

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.2 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

+31% vs borough

Crime by type

Violence & sexual offences31%
Other27%
Anti-social behaviour23%
Vehicle crime9%
Drug offences5%
Robbery3%
Theft1%
Burglary1%

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 · 1.4km

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area60.2 m²

EPC breakdown

B
1%
C
27%
D
7%
E
1%

Based on 36 properties · Confidence: high

Street mix

Semi 18%Terraced 27%Flat 55%

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£150,500
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, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,485
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2022 · CAGR

+4.9%

Total change

+161%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.7%

per year

Acceleration

-48.92

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached10%
Terraced30%
Flat/maisonette60%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£99k£167k+68.7%2
Pre-crash peak2006–2006£89k£89k+0%1
Brexit uncertainty2017–2017£175k£175k+0%3
Rate-rise correction2022–2022£259k£259k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
16.1 min walk
Belvedere

Nearby stations

BelvedereNational Rail
11 min walk
Abbey WoodElizabeth line
17 min walk
Barking RiversideSuffragette
42 min walk
Woolwich Arsenal DLR StationDLR
62 min walk
Gallions Reach DLR StationDLR
63 min walk
No bus stops within 400m

20

Walkability score

104

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria71 min ↑
Waterloo67 min ↑
Canary Wharf ★46 min
City61 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

15

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)50
Nearest car park296m
Santander docks (800m)0
Nearest cycle dock9.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 14.9 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 1.0 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

16 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalErith and District Hospital · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

95

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 (559 m)

No restaurants within 800m — nearest: Xing's (1.1 km)

Nearest supermarketLidl · 1.2 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)

112m

Post office

Nearby shops

Bachra's Food & Wines561 m

Nearby cafes

Thames Cafe130 m

Nearby restaurants

Xing's1.1 km

Nearby pubs

The Leather Bottle559 m
The Eardley Arms1.1 km
Prince of Wales1.1 km
Food hygiene (5-star)68% of 25

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

46

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

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,159m
Crossrail 2 route16,087m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,701 nationally

1,690

Est. population

12,049/km²

56%

Employed

33%

Degree educated

£36,300

Median income

7.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

41

Community stability

Age profile

27%
20%
21%
21%
Under 1827%
18–3420%
35–4921%
50–6421%
65+12%

Tenure

66%
Own outright9%
Own (mortgage)12%
Private rent12%
Social rent66%
Rent free1%

Ethnicity

40%
39%
White British40%
White Other8%
Asian4%
Black39%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine30%
No car household45%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent66%
Private rent12%

vs. London

Income vs London-13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
4
Local approval rate
75%
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)
2
Largest scheme
108 homes · LAND AT, 109-137, LAND AT, 109-137, ABBEY ROAD, DA17 5DG
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 109-137, LAND AT, 109-137, ABBEY ROAD, DA17 5DG108 homes
completed
99-101, 99-101, ABBEY ROAD, DA17 5PG38 homes
completed
13, 13, Beckett Close, Belvedere, DA17 5RY1 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 4HP

Full postcodeDA18 4HP
Postcode districtDA18
BoroughLondon Borough of Bexley
WardThamesmead East
Latitude51.493730
Longitude0.140304
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