West Heath · Bexley · Bexleyheath and Crayford constituency · 51.47725, 0.13096

DA7 5RL— West Heath, Bexley

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 88/100Transport 22/100Yield 3.81%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
88
Schools
46
Transport
22
Environment
70
Investment
43

The bottom line

DA7 5RL offers low crime and fast broadband at £425,000 median — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

DA7 5RL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-18.3% vs London avg
vs London income+4.0% vs London avg
vs London crime-72.0% vs London avg

Deep-dive guides for DA7 5RL

🛡️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 5RL 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 6 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 21 min walk

3 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 2.0km

Crime is 72% 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.

£425,000

Median sale price

18% below London median

£425,000 is 18% below the London median (£520,000)

+4.5%

This year

Semi-detached

Dominant type

Price history

5-year change
-9.6%
Sales (24 months)5
New build0.0%
Avg semi-detached£425,000
Price per m²£5,527/m²
Price per ft²£513/ft²
Avg floor area75.6 m²

EPC breakdown

C
2%
D
11%
E
13%

Based on 26 properties · Confidence: medium

Street mix

Semi 94%Terraced 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

Stamp duty

Standard buyer£8,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,500

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

9.7×

Price-to-income

£2,126/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£189,000
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, no insulation (assumed)
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

1996–2026 · CAGR

+6.5%

Total change

+558%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.5%

per year

Acceleration

+6.43

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached94.3%
Terraced5.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£68k£105k+55.6%3.5
Post-dot-com plateau2001–2004£152k£192k+26.3%2
Pre-crash peak2005–2007£215k£235k+9.4%2
GFC & correction2011–2012£249k£250k+0.4%1.5
Help-to-Buy recovery2013–2016£230k£342k+48.5%1.5
Brexit uncertainty2017–2018£361k£350k-3.1%2.5
Rate-rise correction2022–2023£425k£630k+48.2%2
Current market2024–2026£434k£444k+2.4%2.3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
6.5%
District
6.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing3
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
Abbey WoodElizabeth line line
20.3 min walk
Bexleyheath→ Victoria· 2 tph
42 min

Nearby stations

BexleyheathNational Rail
19 min walk
Abbey WoodElizabeth line
21 min walk
Woolwich Arsenal DLR StationDLR
57 min walk
Barking RiversideSuffragette
60 min walk
Gallions Reach DLR StationDLR
68 min walk
No bus stops within 400m

11

Walkability score

10

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 park135m
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: 14.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 13%
Less green space than 80% of London

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

44

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 (821 m)

Nearest supermarketAsda · 2.1 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 Local487 m

Nearby restaurants

Spices227 m
Winner House239 m

Nearby pubs

Earl Haig821 m

Nearby health

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

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

HIPX TECHNOLOGIES LIMITED

Investment

Investment grade, yield and market outlook

43

Investment score

Moderate

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 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

50.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,144m
Crossrail 2 route16,267m

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%
Price vs London-18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
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
12 homes · 230-232, 230-232, BRAMPTON ROAD, DA7 4SZ
Pipeline pressure
NONE

Named schemes (500m)

76, 76, Bostall Park Avenue, Bexleyheath, DA7 5JS2 homes
completed
9, Lessness Avenue, DA7 5SH1 homes
completed
2, 2, Barry Avenue, Bexleyheath, DA7 5LL1 homes
completed
40, 40, Lessness Avenue, Bexleyheath, DA7 5SJ1 homes
completed
Rear of 117&119, Rear of 117&119, King Harolds Way, Bexleyheath, DA7 5RB1 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 (£425,000)

£8,750

Standard buyer

£0

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 5RL

Full postcodeDA7 5RL
Postcode districtDA7
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.477254
Longitude0.130964
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