West Heath · Bexley · Erith and Thamesmead constituency · 51.47762, 0.13085

DA7 5RJ— West Heath, Bexley

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 86/100Transport 21/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
54
Safety
86
Schools
46
Transport
21
Environment
71
Investment
38

The bottom line

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

Less suited to Families.

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Location

DA7 5RJ

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-11.2% vs London avg
vs London crime-51.0% vs London avg

Deep-dive guides for DA7 5RJ

🛡️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 5RJ 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 · 4 min walk

★

Secondary

Welling School

Requires Improvement · Inspected Oct 2023 · 20 min walk

P8: -0.79A8: 37.2

50% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.1 incidents per 1,000 residents

Better than 77% of London
→ Stable

-39% vs borough

Crime by type

Violence & sexual offences35%
Other21%
Anti-social behaviour17%
Vehicle crime13%
Burglary8%
Drug offences6%
Theft0%
Robbery0%

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 · 2.0km

Crime is 51% 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£6,979/m²
Price per ft²£648/ft²
Avg floor area67.6 m²

EPC breakdown

C
1%
D
13%
E
5%
F
2%

Based on 21 properties · Confidence: medium

Street mix

Semi 80%Terraced 14%Detached 6%

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£169,000
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, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+515%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.8%

per year

Acceleration

+48.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 50 sales

Property Type Mix

Total: 50 sales

Detached6%
Semi-detached80%
Terraced14%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£79k£112k+41.8%2.2
Post-dot-com plateau2001–2004£157k£227k+44.9%2
Pre-crash peak2005–2007£221k£215k-3.1%3
GFC & correction2009–2012£245k£268k+9.4%1.2
Help-to-Buy recovery2013–2016£250k£358k+43%2.2
Brexit uncertainty2018–2019£375k£340k-9.3%1
Pandemic surge2020–2021£475k£400k-15.8%2.5
Rate-rise correction2023–2023£355k£355k+0%1
Current market2025–2025£486k£486k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.4% alpha

Semi-detached+0.4% α
Local
6.8%
District
6.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
19.8 min walk
Bexleyheath→ Victoria· 2 tph
42 min

Nearby stations

BexleyheathNational Rail
20 min walk
Abbey WoodElizabeth line
21 min walk
Woolwich Arsenal DLR StationDLR
56 min walk
Barking RiversideSuffragette
60 min walk
Gallions Reach DLR StationDLR
67 min walk
No bus stops within 400m

11

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park97m
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 waterMEDIUM
Medium
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 AONB8% green spaceTree canopy: 46%
Below average green space

Nearest SSSI: Abbey Wood SSSI — 1.1 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

4 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest hospitalErith and District Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Earl Haig (851 m)

Nearest supermarketAsda · 2.2 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 Local516 m

Nearby restaurants

Spices221 m
Winner House228 m

Nearby pubs

Earl Haig851 m

Nearby health

Birkbeck Clinic1.1 km
Food hygiene (5-star)71% of 14

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

A

High street health

Registered businesses

ECHO PHARMA LTD
LYPO HOLDINGS LIMITED
MP DRYWALL SYSTEMS LTD

Investment

Investment grade, yield and market outlook

38

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 score18/100
Sales last 12 months2

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

17/100

Velocity score

Future outlook

42.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,141m
Crossrail 2 route16,241m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,648 nationally

1,495

Est. population

7,310/km²

56%

Employed

27%

Degree educated

£37,300

Median income

2.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

63

Community stability

Age profile

20%
16%
19%
20%
25%
Under 1820%
18–3416%
35–4919%
50–6420%
65+25%

Tenure

51%
39%
Own outright51%
Own (mortgage)39%
Private rent9%
Social rent1%
Shared ownership0%

Ethnicity

63%
17%
White British63%
White Other8%
Asian17%
Black6%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine22%
No car household16%
Unemployed3%
No qualifications22%

Housing tenure (Census 2021)

Private rent9%
Social rent1%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
9
Local approval rate
73%
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)
5
Largest scheme
69 homes · Bexley College, St Joseph's Annex, 269, Bexley College, St Joseph's Annex, 269, Woolwich Road, Abbey Wood, SE2 0AR
Pipeline pressure
NONE

Named schemes (500m)

76, 76, Bostall Park Avenue, Bexleyheath, DA7 5JS2 homes
completed
2, 2, Barry Avenue, Bexleyheath, DA7 5LL1 homes
completed
Land Adjacent to 4, Land Adjacent to 4, Powys Close, Bexleyheath, DA7 5RP1 homes
completed
12, 12, Glenview, London, SE2 0SD1 homes
completed
3, Lessness Avenue, DA7 5SH1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.3%
Election year
2026
MP
Ms Abena Oppong-Asare (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 5RJ

Full postcodeDA7 5RJ
Postcode districtDA7
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.477616
Longitude0.130851
Parliamentary constituencyErith and Thamesmead
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