West Heath · Bexley · Bexleyheath and Crayford constituency · 51.46972, 0.12667

DA7 4UQ— West Heath, Bexley

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

One of London's quieter, safer enclaves

 

Schools 60%Safety 86/100Transport 32/100Low yield 3.07%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
86
Schools
52
Transport
32
Environment
70
Investment
35

The bottom line

DA7 4UQ offers low crime and fast broadband at £527,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA7 4UQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+1.3% vs London avg
vs London income+4.0% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for DA7 4UQ

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

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Postcode Personality

📈 Up & Coming🔒 Very Safe

“One of London's quieter, safer enclaves”

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How DA7 4UQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

52

Education score

Fair for families
★ Top school within 1km
—

Primary

Brampton Primary Academy

Not yet inspected · 4 min walk

KS2: 105.6

★

Secondary

Welling School

Requires Improvement · Inspected Oct 2023 · 11 min walk

P8: -0.79A8: 37.2

60% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.8 incidents per 1,000 residents

Better than 77% of London
→ Stable

-38% vs borough

Crime by type

Violence & sexual offences30%
Other26%
Anti-social behaviour15%
Vehicle crime15%
Burglary13%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 2.1km

Crime is 50% below 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.

£527,000

Median sale price

Above London median by 1%

£527,000 is 1% above the London median (£520,000)

+1.0%

This year

Semi-detached

Dominant type

Price history

5-year change
+34.3%
Sales (24 months)5
New build0.0%
Avg semi-detached£527,000
Avg terraced£526,250
Price per m²£5,136/m²
Price per ft²£477/ft²
Avg floor area101 m²

EPC breakdown

C
3%
D
7%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Semi 70%Terraced 30%

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£13,850
First-time buyerFTB
£5,100
Additional propertyBTL/2nd
£29,660

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

12.1×

Price-to-income

£2,636/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£252,500
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

1996–2025 · CAGR

+6.7%

Total change

+565%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.7%

per year

Acceleration

+28.55

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached69.7%
Terraced30.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£81k£123k+51.4%1.3
Post-dot-com plateau2001–2004£167k£250k+49.3%3.3
Pre-crash peak2006–2007£214k£275k+28.5%1
GFC & correction2008–2012£248k£250k+1%1.2
Help-to-Buy recovery2014–2016£327k£491k+50.2%1
Brexit uncertainty2019–2019£420k£420k+0%1
Rate-rise correction2022–2022£663k£663k+0%2
Current market2024–2025£511k£540k+5.7%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.2% alpha

Semi-detached+0.2% α
Local
6.7%
District
6.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
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
11 min walk
Abbey WoodElizabeth line
30 min walk
Woolwich Arsenal DLR StationDLR
57 min walk
Barking RiversideSuffragette
70 min walk
King George V DLR StationDLR
71 min walk
No bus stops within 400m

5

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge48 min ↑
Victoria70 min ↑
Waterloo58 min ↑
Canary Wharf ★45 min
City59 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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)240
Nearest car park331m
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 AONB4% green spaceTree canopy: 43%
Less green space than 78% of London

Nearest SSSI: Abbey Wood SSSI — 2.0 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 · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

8

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Kentish Belle (774 m)

No restaurants within 800m — nearest: Morley's (663 m)

Nearest supermarketAsda · 1.3 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)

404m

Post office

Nearby shops

Sainsbury's Local443 m

Nearby cafes

Zanz712 m
Mutly & Co792 m
Puccino's838 m
Munchies Café893 m

Nearby restaurants

Morley's663 m
Top Quality Fish Bar672 m
Oriental683 m
Kebabies709 m

Nearby pubs

The Kentish Belle774 m
William Camden808 m

Nearby gyms

Crook Log Sports Centre1.1 km

Nearby health

Birkbeck Clinic537 m
Food hygiene (5-star)72% of 25

Business

Local businesses registered here

Active businesses
3
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

HERITAGE CRAFT MASONRY LIMITED
LONDON CONSULTING SERVICES LIMITED
REGIS MANAGEMENT SERVICES LIMITED

Investment

Investment grade, yield and market outlook

35

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
3.1% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score19/100
Sales last 12 months2

Rental market

Low

Demand

High

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

57.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,772m
Crossrail 2 route16,424m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,250 nationally

1,403

Est. population

13,908/km²

64%

Employed

34%

Degree educated

£43,700

Median income

1.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

67

Community stability

Age profile

25%
16%
21%
22%
17%
Under 1825%
18–3416%
35–4921%
50–6422%
65+17%

Tenure

47%
48%
Own outright47%
Own (mortgage)48%
Private rent4%
Social rent1%

Ethnicity

71%
18%
White British71%
White Other5%
Asian18%
Black4%
Mixed1%
Other1%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine15%
No car household9%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent4%
Social rent1%

vs. London

Income vs London+4.0%
Price vs London+1.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
10
Local approval rate
86%
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)
1
Largest scheme
19 homes · Lord Kitchener Public House, 21, Wrotham Road, DA16 1LS
Pipeline pressure
NONE

Named schemes (500m)

Lord Kitchener Public House, 21, Wrotham Road, DA16 1LS19 homes
completed
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
217A, 217A, Brampton Road, DA7 4SS2 homes
completed
381, Long Lane, DA7 5JJ1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£527,000)

£13,850

Standard buyer

£5,100

First-time buyer

Save £8,750

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 DA7 4UQ

Full postcodeDA7 4UQ
Postcode districtDA7
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.469715
Longitude0.126667
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