West Heath · Bexley · Bexleyheath and Crayford constituency · 51.47046, 0.13256

DA7 4SE— West Heath, Bexley

Location and area intelligence for DA7 4SE, West Heath, Bexley

Strong, well-rated schools nearby

 

Schools 75%Safety 84/100Transport 33/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
84
Schools
90
Transport
33
Environment
69
Investment
37

The bottom line

DA7 4SE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA7 4SE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.4% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for DA7 4SE

🛡️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 DA7 4SE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Brampton Primary Academy

Not yet inspected · 6 min walk

KS2: 105.6

★★

Secondary

Lift Bexleyheath

Good · Inspected Jul 2021 · 21 min walk

P8: -0.39A8: 41.7

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.3 incidents per 1,000 residents

Better than 64% of London
→ Stable

-9% vs borough

Crime by type

Violence & sexual offences35%
Other28%
Anti-social behaviour25%
Vehicle crime6%
Burglary6%
Drug offences1%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 1.8km

Crime is 26% below 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.

DA7 district median

£432,500

Based on 204 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,044/m²
Price per ft²£469/ft²
Avg floor area101.5 m²

EPC breakdown

C
2%
D
11%
E
3%

Based on 16 properties · Confidence: medium

Street mix

Semi 67%Terraced 33%

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
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£253,750
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, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.9%

Total change

+454%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.5%

per year

Acceleration

-13.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached66.7%
Terraced33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£92k£140k+51.6%1.4
Post-dot-com plateau2002–2002£223k£223k+0%1
Pre-crash peak2005–2007£230k£251k+9.1%1.3
GFC & correction2008–2008£297k£297k+0%1
Help-to-Buy recovery2013–2013£269k£269k+0%2
Pandemic surge2021–2021£530k£530k+0%3
Rate-rise correction2022–2023£565k£579k+2.4%2
Current market2025–2025£512k£512k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Semi-detached-0.3% α
Local
6.2%
District
6.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

BexleyheathNational Rail
10 min walk
Abbey WoodElizabeth line
30 min walk
Woolwich Arsenal DLR StationDLR
61 min walk
Barking RiversideSuffragette
70 min walk
King George V DLR StationDLR
75 min walk
No bus stops within 400m

14

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria70 min ↑
Waterloo66 min ↑
Canary Wharf ★45 min
City60 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)240
Nearest car park475m
Santander docks (800m)0
Nearest cycle dock9.3 km

Nearby car parks

🅿️
William Camden· yes
798m

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 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.9 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 37%
Less green space than 91% of London

Nearest SSSI: Abbey Wood SSSI — 1.8 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): 1

Landslide susceptibility: Low

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

BEXLEY MEDICAL GROUP

171 KING HAROLDS WAY, DA7 5RB

8 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalErith and District Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Earl Haig (620 m)

Nearest supermarketAsda · 1.4 km
3 tennis courts

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)

682m

Post office

Nearby shops

Sainsbury's Local534 m

Nearby cafes

Zanz635 m
Pantiles Tea Rooms679 m
Mutly & Co751 m
Puccino's781 m

Nearby restaurants

Oriental589 m
Morley's593 m
Top Quality Fish Bar609 m
Spice of India647 m

Nearby pubs

Earl Haig620 m
The Kentish Belle723 m
William Camden803 m

Nearby health

Birkbeck Clinic336 m
Food hygiene (5-star)56% of 36

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

LOVE DESIGN STUDIO LTD
LOVE RETROFIT LTD
LOVE ZERO WASTE LTD
MC BUSINESS SOLUTIONS LIMITED
SHADE THE UK CIC

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 score17/100
Sales last 12 months0

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

43.2

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,185m
Crossrail 2 route16,733m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,486 nationally

1,492

Est. population

7,978/km²

58%

Employed

28%

Degree educated

£41,400

Median income

2.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

54

Community stability

Age profile

22%
18%
18%
23%
18%
Under 1822%
18–3418%
35–4918%
50–6423%
65+18%

Tenure

33%
32%
23%
Own outright33%
Own (mortgage)32%
Private rent13%
Social rent23%
Shared ownership1%

Ethnicity

70%
White British70%
White Other6%
Asian12%
Black6%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine22%
No car household24%
Unemployed2%
No qualifications19%

Housing tenure (Census 2021)

Social rent23%
Private rent13%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
16
Local approval rate
58%
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)
4
Largest scheme
12 homes · 230-232, 230-232, BRAMPTON ROAD, DA7 4SZ
Pipeline pressure
NONE

Named schemes (500m)

106, 106, Pickford Lane, Bexleyheath, DA7 4RT9 homes
completed
95, 95, Pickford Lane, Bexleyheath, DA7 4RW3 homes
completed
14, 14, Franklin Road, Bexleyheath, DA7 4QG2 homes
completed
Baroque 106, Baroque 106, Pickford Lane, Heathside Avenue, Bexleyheath, DA7 4RT2 homes
completed
76, 76, Bostall Park Avenue, Bexleyheath, DA7 5JS2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.3%
Election year
2026
MP
Daniel Francis (Labour)
MP majority
2,114
Constituency
Bexleyheath and Crayford

Councillors

Thomas William ClappertonConservative
Eliot SmithConservative
Sue FordReform UK

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Key facts for DA7 4SE

Full postcodeDA7 4SE
Postcode districtDA7
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.470462
Longitude0.132562
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