West Heath · Bexley · Bexleyheath and Crayford constituency · 51.47470, 0.13021

DA7 5LQ— West Heath, Bexley

Location and area intelligence for DA7 5LQ, West Heath, Bexley

One of London's quieter, safer enclaves

 

Schools 50%Safety 88/100Transport 26/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
88
Schools
46
Transport
26
Environment
70
Investment
36

The bottom line

DA7 5LQ offers low crime and fast broadband — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

DA7 5LQ

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-72.0% vs London avg

Deep-dive guides for DA7 5LQ

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How DA7 5LQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
★

Primary

Bedonwell Infant and Nursery School

Requires Improvement · Inspected Nov 2023 · 7 min walk

★

Secondary

Welling School

Requires Improvement · Inspected Oct 2023 · 17 min walk

P8: -0.79A8: 37.2

50% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

18.4 incidents per 1,000 residents

Better than 87% of London
→ Stable

-65% vs borough

Crime by type

Violence & sexual offences25%
Other21%
Anti-social behaviour18%
Vehicle crime18%
Burglary7%
Drug offences4%
Theft4%
Robbery4%

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 72% 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£7,013/m²
Price per ft²£652/ft²
Avg floor area68.6 m²

EPC breakdown

D
6%
E
2%
G
1%

Based on 9 properties · Confidence: low

Street mix

Semi 83%Detached 17%

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£171,500
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, 150 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

+5.5%

Total change

+372%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.9%

per year

Acceleration

-2.25

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 18 sales

Property Type Mix

Total: 18 sales

Detached16.7%
Semi-detached83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£100k£106k+6%1
Post-dot-com plateau2001–2002£120k£210k+75.7%1.5
GFC & correction2008–2012£240k£210k-12.5%1.2
Help-to-Buy recovery2013–2013£245k£245k+0%1
Brexit uncertainty2017–2019£340k£370k+8.8%1
Pandemic surge2020–2021£450k£420k-6.7%1
Rate-rise correction2022–2022£450k£450k+0%1
Current market2025–2025£472k£472k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.1% alpha

Semi-detached+1.1% α
Local
6%
District
4.9%

CAGR over 10yr 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 Velocity40
Trend Position40

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
23.3 min walk
Bexleyheath→ Victoria· 2 tph
42 min

Nearby stations

BexleyheathNational Rail
16 min walk
Abbey WoodElizabeth line
24 min walk
Woolwich Arsenal DLR StationDLR
57 min walk
Barking RiversideSuffragette
64 min walk
Gallions Reach DLR StationDLR
70 min walk
No bus stops within 400m

4

Walkability score

11

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park403m
Santander docks (800m)0
Nearest cycle dock9.0 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: 14.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 16%
Less green space than 81% of London

Nearest SSSI: Abbey Wood SSSI — 1.4 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

2 min walk

76%

Recommend GP

76%

Overall GP experience

2

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 · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

31

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: Earl Haig (744 m)

Nearest supermarketAsda · 1.8 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)

1.2km

Post office

Nearby shops

Sainsbury's Local257 m

Nearby cafes

Zanz1.1 km

Nearby restaurants

Spices341 m
Winner House372 m
Morley's1.1 km
Oriental1.1 km

Nearby pubs

Earl Haig744 m

Nearby health

Birkbeck Clinic833 m
Food hygiene (5-star)69% of 16

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

36

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

46.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,059m
Crossrail 2 route16,358m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,634 nationally

1,521

Est. population

6,580/km²

58%

Employed

26%

Degree educated

£43,700

Median income

1.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

65

Community stability

Age profile

19%
14%
18%
22%
27%
Under 1819%
18–3414%
35–4918%
50–6422%
65+27%

Tenure

57%
37%
Own outright57%
Own (mortgage)37%
Private rent6%
Social rent1%
Shared ownership0%

Ethnicity

75%
White British75%
White Other5%
Asian11%
Black4%
Mixed2%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household18%
Unemployed3%
No qualifications21%

Housing tenure (Census 2021)

Private rent6%
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)
8
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
9
Local approval rate
77%
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
12 homes · 230-232, 230-232, BRAMPTON ROAD, DA7 4SZ
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
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

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Key facts for DA7 5LQ

Full postcodeDA7 5LQ
Postcode districtDA7
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.474696
Longitude0.130211
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