West Heath · Bexley · Bexleyheath and Crayford constituency · 51.47615, 0.14098

DA7 5PB— West Heath, Bexley

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

Strong, well-rated schools nearby

 

Schools 0%Safety 86/100Transport 21/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
86
Schools
90
Transport
21
Environment
69
Investment
36

The bottom line

DA7 5PB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 49 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

DA7 5PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-1.4% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for DA7 5PB

🛡️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 5PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Belmont Academy

Not yet inspected · 6 min walk

KS2: 105.1

★★

Secondary

Lift Bexleyheath

Good · Inspected Jul 2021 · 26 min walk

P8: -0.39A8: 41.7

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.2 incidents per 1,000 residents

Better than 79% of London
→ Stable

-43% vs borough

Crime by type

Violence & sexual offences42%
Other21%
Vehicle crime11%
Burglary9%
Anti-social behaviour8%
Drug offences6%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 1.5km

Crime is 54% 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£5,369/m²
Price per ft²£499/ft²
Avg floor area110.2 m²

EPC breakdown

B
1%
D
6%
E
1%
F
2%

Based on 10 properties · Confidence: medium

Street mix

Semi 77%Terraced 6%Detached 18%

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£275,500
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

2001–2025 · CAGR

+5.8%

Total change

+283%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.9%

per year

Acceleration

-7.69

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 17 sales

Property Type Mix

Total: 17 sales

Detached17.6%
Semi-detached76.5%
Terraced5.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£150k£265k+76.7%1
Pre-crash peak2007–2007£283k£283k+0%2
GFC & correction2008–2010£265k£235k-11.3%1
Brexit uncertainty2017–2019£390k£378k-3.1%1
Pandemic surge2020–2021£485k£400k-17.5%1.5
Rate-rise correction2022–2023£525k£570k+8.6%2
Current market2025–2025£575k£575k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position10

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
19 min walk
Abbey WoodElizabeth line
27 min walk
Barking RiversideSuffragette
64 min walk
Woolwich Arsenal DLR StationDLR
65 min walk
Gallions Reach DLR StationDLR
76 min walk
No bus stops within 400m

13

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria75 min ↑
Waterloo69 min ↑
Canary Wharf ★49 min
City65 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

16

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)73
Nearest car park305m
Santander docks (800m)0
Nearest cycle dock9.7 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: 15.4 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 46%
Less green space than 93% 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): 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

DR DAVIES & PARTNER

55 LITTLE HEATH ROAD, DA7 5HL

6 min walk

74%

Recommend GP

74%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest hospitalErith and District Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

244

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketAsda · 2.1 km
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

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 cafes

Pantiles Tea Rooms343 m
Nuxley's Bistro685 m

Nearby restaurants

Shahi Spice326 m
Millers Pie And Mash629 m
Fish etc...634 m
Morley's655 m

Nearby pubs

Earl Haig358 m
The Village Inn482 m
The Fox607 m
The Victoria696 m
Food hygiene (5-star)75% of 28

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

ADELE CARE SERVICES LIMITED
PROJECT D CONSULTANCY LIMITED
REYNOLDS ELECTRICAL LIMITED
SAF PROPERTIES LONDON LTD
SEGS LOGISTICS LIMITED

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 score21/100
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

47

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,820m
Crossrail 2 route16,940m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,315 nationally

1,757

Est. population

7,167/km²

62%

Employed

28%

Degree educated

£41,400

Median income

2.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

64

Community stability

Age profile

26%
14%
21%
19%
22%
Under 1826%
18–3414%
35–4921%
50–6419%
65+22%

Tenure

49%
42%
Own outright49%
Own (mortgage)42%
Private rent7%
Social rent2%

Ethnicity

76%
White British76%
White Other4%
Asian11%
Black4%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household10%
Unemployed2%
No qualifications17%

Housing tenure (Census 2021)

Private rent7%
Social rent2%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
21
Local approval rate
50%
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)
3
Largest scheme
10 homes · 88-90, 88-90, NUXLEY ROAD, DA17 5LH
Pipeline pressure
NONE

Named schemes (500m)

88-90, 88-90, NUXLEY ROAD, DA17 5LH10 homes
completed
27, 27, Dryhill Road, Belvedere, DA17 5PA2 homes
completed
Land Rear Of, 18, 24, The Pantiles2 homes
completed
6, Whitfield Road, DA7 5LR1 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 5PB

Full postcodeDA7 5PB
Postcode districtDA7
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.476145
Longitude0.140978
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