Bexleyheath · Bexley · Bexleyheath and Crayford constituency · 51.45211, 0.13895

DA6 8NA— Bexleyheath, Bexley

Location and area intelligence for DA6 8NA, Bexleyheath, Bexley

The hidden gem

 

Schools 100%Safety 43/100Transport 34/100Low yield 2.25%

Best for: Owner-occupiers

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

Liveability
61
Safety
43
Schools
100
Transport
34
Environment
76
Investment
48

The bottom line

DA6 8NA offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment at £720,000 median — strong value for Owner-occupiers who can accept its trade-offs.

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

Less suited to Families.

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Location

DA6 8NA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+38.5% vs London avg
vs London income-11.2% vs London avg
vs London crime+302.0% vs London avg

Deep-dive guides for DA6 8NA

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks📈 Up & Coming⚠️ High crime

“The hidden gem”

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How DA6 8NA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Upton Primary School

Not yet inspected · 5 min walk

KS2: 108.1

★★★

Secondary

Townley Grammar School

Outstanding · Inspected Feb 2023 · 3 min walk

P8: +0.66A8: 76.2

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 53 min walk

1 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

261.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 299.2%

+396% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other40%
Violence & sexual offences22%
Anti-social behaviour14%
Drug offences8%
Robbery5%
Theft5%
Vehicle crime4%
Burglary3%

Stop & search

35.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 1.4km

Crime is +302% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£720,000

Median sale price

Above London median by 38%

£720,000 is 38% above the London median (£520,000)

+34.7%

This year

Semi-detached

Dominant type

Price history

5-year change
+161.8%
Sales (24 months)5
New build0.0%
Avg detached£830,000
Avg semi-detached£720,000
Avg terraced£622,500
Price per m²£5,802/m²
Price per ft²£539/ft²
Avg floor area120.4 m²

EPC breakdown

C
3%
D
10%
E
10%

Based on 23 properties · Confidence: medium

Street mix

Semi 64%Terraced 21%Detached 16%

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

Stamp duty

Standard buyer£23,500
First-time buyerFTB
£23,500
Additional propertyBTL/2nd
£45,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

19.3×

Price-to-income

£3,602/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£301,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+638%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.8%

per year

Acceleration

-99.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 44 sales

Property Type Mix

Total: 44 sales

Detached15.9%
Semi-detached63.6%
Terraced20.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£103k£204k+98.3%1.7
Post-dot-com plateau2001–2004£250k£281k+12.5%2
Pre-crash peak2005–2007£250k£307k+22.8%1.3
GFC & correction2008–2010£442k£250k-43.4%1.7
Help-to-Buy recovery2013–2015£296k£720k+143.2%1.3
Brexit uncertainty2017–2018£500k£479k-4.3%2.5
Pandemic surge2020–2021£575k£275k-52.2%1
Current market2024–2025£614k£760k+23.8%3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Weakest performer

Terraced

-0.1% alpha

Semi-detached+0.1% α
Local
6%
District
5.9%
Terraced-0.1% α
Local
4.5%
District
4.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Bexleyheath→ Victoria· 2 tph
42 min

Nearby stations

BexleyheathNational Rail
16 min walk
Abbey WoodElizabeth line
57 min walk
Woolwich Arsenal DLR StationDLR
80 min walk
Barking RiversideSuffragette
96 min walk
King George V DLR StationDLR
96 min walk
No bus stops within 400m

24

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria72 min ↑
Waterloo66 min ↑
Canary Wharf ★46 min
City62 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

7

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)136
Nearest car park504m
Santander docks (800m)0
Nearest cycle dock10.1 km

Nearby car parks

🅿️
Oaklands Car Park136 spaces
514m
🅿️
Real Deal Bathrooms
581m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 16.0 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 16%
More green space than 79% of London

Nearest SSSI: Abbey Wood SSSI — 3.9 km

Energy

Solar: 866 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

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
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE ALBION SURGERY

6 PINCOTT ROAD, DA6 7LP

8 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalErith and District Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 13.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

21

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Robin Hood & Little John (312 m)

Nearest supermarketAsda · 916 m
2 tennis courts1 swimming pools

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)

650m

Post office

Nearby shops

Hari Newsagent510 m

Nearby cafes

Chinchins554 m
Giggling Sausage564 m
Muffin Break583 m
Caffè Nero610 m

Nearby restaurants

PizzaExpress555 m
Delicio557 m
Cafe’ Mojito557 m
Max's Caribbean Kitchen557 m

Nearby pubs

The Robin Hood & Little John312 m
Brewers Fayre499 m
The Rose556 m
Arcadia597 m

Nearby gyms

The Gym574 m
Better Gym Bexleyheath800 m

Nearby health

Bexleyheath Dental Centre565 m
The Albion Surgery649 m
The Sandford836 m
Food hygiene (5-star)68% of 87

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

DOCKGRANGE LIMITED
G YANKULOV LTD
MARTIN DENE SPORTS LIMITED
TEST AND QA CONSULTANTS LIMITED
THEMA PROPERTIES LTD

+2 more

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score51/100
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

68.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,718m
Crossrail 2 route18,212m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,111 nationally

1,864

Est. population

5,073/km²

61%

Employed

33%

Degree educated

£37,300

Median income

2.8%

Claimant rate

Inner cityMedium densityOwner occupiers / families

56

Community stability

Age profile

23%
21%
20%
17%
19%
Under 1823%
18–3421%
35–4920%
50–6417%
65+19%

Tenure

39%
36%
Own outright39%
Own (mortgage)36%
Private rent11%
Social rent8%
Shared ownership6%

Ethnicity

66%
White British66%
White Other9%
Asian13%
Black5%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine20%
No car household25%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent11%
Social rent8%

vs. London

Income vs London-11.2%
Price vs London+38.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
18
Local approval rate
69%
Borough approval rate
75%
Opportunity area
No
CIL rate (residential)
£100/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
64
Largest scheme
50 homes · Butlers Yard, Land at 167 and 181-185, Butlers Yard, Land at 167 and 181-185, Broadway, Bexleyheath, DA6 7ER
Pipeline pressure
NONE

Named schemes (500m)

SURPLUS LAND AT, SURPLUS LAND AT, TOWNLEY ROAD, (PART OF FORMER P/FIELDS), DA6 7AA11 homes
completed
75, 75, Lion Road, DA6 8NW7 homes
completed
104, Lion Road, DA6 8PQ4 homes
completed
106, 106, Upton Road, DA6 8LT2 homes
completed
Rear of 138 and 140, Rear of 138 and 140, Upton Road, Bexleyheath, DA6 8LX2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.7%
Election year
2026
MP
Daniel Francis (Labour)
MP majority
2,114
Constituency
Bexleyheath and Crayford

Councillors

Hannah Christine GillespieConservative
Bola CarewConservative
Rags SandhuConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£720,000)

£23,500

Standard buyer

£23,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for DA6 8NA

Full postcodeDA6 8NA
Postcode districtDA6
BoroughLondon Borough of Bexley
WardBexleyheath
Latitude51.452108
Longitude0.138947
Parliamentary constituencyBexleyheath and Crayford
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