West Heath · Bexley · Bexleyheath and Crayford constituency · 51.47167, 0.12732

DA7 4UE— West Heath, Bexley

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

Strong, well-rated schools nearby

 

Schools 67%Safety 84/100Transport 34/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
58
Safety
84
Schools
56
Transport
34
Environment
70
Investment
37

The bottom line

DA7 4UE offers 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 4UE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+4.0% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for DA7 4UE

🛡️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 Schools🔒 Very Safe

“Strong, well-rated schools nearby”

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How DA7 4UE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Brampton Primary Academy

Not yet inspected · 7 min walk

KS2: 105.6

★

Secondary

Welling School

Requires Improvement · Inspected Oct 2023 · 13 min walk

P8: -0.79A8: 37.2

67% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.3 incidents per 1,000 residents

Better than 67% of London
→ Stable

-16% vs borough

Crime by type

Other38%
Violence & sexual offences27%
Anti-social behaviour13%
Drug offences9%
Vehicle crime9%
Burglary4%
Robbery2%
Theft0%

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 · 2.2km

Crime is 32% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,748/m²
Price per ft²£534/ft²
Avg floor area102.4 m²

EPC breakdown

C
3%
D
6%
E
2%

Based on 11 properties · Confidence: medium

Street mix

Semi 68%Terraced 32%

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£256,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,333
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.2%

Total change

+552%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.3%

per year

Acceleration

-60.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached68.2%
Terraced31.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£89k£149k+66.9%1.5
Post-dot-com plateau2001–2004£154k£228k+48.5%1
GFC & correction2008–2012£220k£360k+63.6%1
Help-to-Buy recovery2014–2016£345k£380k+10.1%1
Brexit uncertainty2019–2019£372k£372k+0%1
Pandemic surge2021–2021£528k£528k+0%2
Rate-rise correction2022–2023£500k£710k+42%1
Current market2026–2026£580k£580k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
6.6%
District
6.8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
13 min walk
Abbey WoodElizabeth line
28 min walk
Woolwich Arsenal DLR StationDLR
57 min walk
Barking RiversideSuffragette
67 min walk
King George V DLR StationDLR
70 min walk
No bus stops within 400m

4

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge50 min ↑
Victoria61 min ↑
Waterloo57 min ↑
Canary Wharf ★36 min
City51 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park528m
Santander docks (800m)0
Nearest cycle dock8.9 km

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: 14.6 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 58%
Below average green space

Nearest SSSI: Abbey Wood SSSI — 1.7 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

5 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

Nearest hospitalErith and District Hospital · 2.8 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

15

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Kentish Belle (942 m)

Nearest supermarketAsda · 1.5 km
4 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)

534m

Post office

Nearby shops

Sainsbury's Local227 m

Nearby cafes

Zanz869 m
Mutly & Co964 m
Puccino's1.0 km
Munchies Café1.1 km

Nearby restaurants

Spices630 m
Winner House659 m
Morley's820 m
Top Quality Fish Bar832 m

Nearby pubs

The Kentish Belle942 m
William Camden991 m

Nearby health

Birkbeck Clinic634 m
Food hygiene (5-star)65% of 23

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

CAPABLE MOVERS LIMITED
CYBERSWEET LTD
GRATWICK HOLDINGS LTD
WHICH CLOUD LTD

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 score19/100
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

49.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,830m
Crossrail 2 route16,351m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,748 nationally

1,263

Est. population

6,387/km²

59%

Employed

31%

Degree educated

£43,700

Median income

2.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

63

Community stability

Age profile

21%
16%
19%
21%
23%
Under 1821%
18–3416%
35–4919%
50–6421%
65+23%

Tenure

47%
43%
Own outright47%
Own (mortgage)43%
Private rent10%
Social rent1%

Ethnicity

70%
15%
White British70%
White Other5%
Asian15%
Black5%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household14%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent10%
Social rent1%

vs. London

Income vs London+4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
8
Local approval rate
75%
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)
2
Largest scheme
19 homes · Lord Kitchener Public House, 21, Wrotham Road, DA16 1LS
Pipeline pressure
NONE

Named schemes (500m)

230-232, 230-232, BRAMPTON ROAD, DA7 4SZ12 homes
completed
Brampton Road Service Station, 287, Brampton Road Service Station, 287, Brampton Road, Bexleyheath, DA7 5QR8 homes
completed
76, 76, Bostall Park Avenue, Bexleyheath, DA7 5JS2 homes
completed
217A, 217A, Brampton Road, DA7 4SS2 homes
completed
202, 202, Gipsy Road, Welling, DA16 1JQ1 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 4UE

Full postcodeDA7 4UE
Postcode districtDA7
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.471673
Longitude0.127320
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