West Heath · Bexley · Erith and Thamesmead constituency · 51.47800, 0.12499

DA7 5SG— West Heath, Bexley

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 86/100Transport 28/100Yield 3.68%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
86
Schools
46
Transport
28
Environment
72
Investment
43

The bottom line

DA7 5SG offers low crime and fast broadband at £440,000 median — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

DA7 5SG

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-15.4% vs London avg
vs London income-11.2% vs London avg
vs London crime-51.0% vs London avg

Deep-dive guides for DA7 5SG

🛡️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 5SG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Hillsgrove Primary School

Not yet inspected · 8 min walk

KS2: 106.6

★

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 5 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 16 min walk

4 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 · 2.3km

Crime is 51% 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.

£440,000

Median sale price

15% below London median

£440,000 is 15% below the London median (£520,000)

+4.8%

This year

Semi-detached

Dominant type

Price history

5-year change
-22.8%
Sales (24 months)5
New build0.0%
Avg semi-detached£440,000
Price per m²£4,055/m²
Price per ft²£377/ft²
Avg floor area110.7 m²

EPC breakdown

C
2%
D
13%
E
4%
G
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 58%Terraced 42%

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£9,500
First-time buyerFTB
£750
Additional propertyBTL/2nd
£22,700

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

11.8×

Price-to-income

£2,201/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£276,750
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 DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.5%

Total change

+432%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-6.02

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached58.3%
Terraced41.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£83k£138k+66.2%1.2
Post-dot-com plateau2002–2004£198k£200k+0.9%1.5
Pre-crash peak2005–2007£215k£290k+34.9%2
GFC & correction2008–2011£375k£229k-39%2.3
Help-to-Buy recovery2014–2016£332k£403k+21.6%1.5
Brexit uncertainty2018–2019£470k£476k+1.3%2
Pandemic surge2020–2020£570k£570k+0%2
Rate-rise correction2023–2023£532k£532k+0%1
Current market2024–2026£415k£440k+6%1.7

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-0.1% alpha

Weakest performer

Terraced

-0.2% alpha

Semi-detached-0.1% α
Local
3.7%
District
3.8%
Terraced-0.2% α
Local
5.5%
District
5.7%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position100

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
17.9 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey Wood (London)National Rail
18 min walk
Abbey WoodElizabeth line
19 min walk
Woolwich Arsenal DLR StationDLR
51 min walk
Barking RiversideSuffragette
58 min walk
Gallions Reach DLR StationDLR
63 min walk
No bus stops within 400m

17

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge50 min ↑
Victoria61 min ↑
Waterloo57 min ↑
Canary Wharf ★36 min
City51 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)

Nearest car park350m
Santander docks (800m)0
Nearest cycle dock8.6 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: 14.2 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above 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): None recorded

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

5 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalErith and District Hospital · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.3 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)

1.0km

Post office

Nearby shops

Sainsbury's Local497 m

Nearby restaurants

Winner House184 m
Spices202 m
Food hygiene (5-star)77% of 17

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

DANIELSAMUEL CARE SERVICES LTD
GLOBAL CULTURE BRANDS LTD
MAP WHOLESALE LTD
MCOC PROPERTIES LIMITED
NEO BRIGHT GLOBAL LTD

+5 more

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
3.7% (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

51.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,744m
Crossrail 2 route15,863m

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%
Price vs London-15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
4
Local approval rate
75%
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)
4
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)

Bexley College, St Joseph's Annex, 269, Bexley College, St Joseph's Annex, 269, Woolwich Road, Abbey Wood, SE2 0AR69 homes
completed
15, 15, Longleigh Lane, First Avenue, Bexleyheath, DA7 5SP2 homes
completed
5, 5, Lessness Avenue, Bexleyheath, DA7 5SH1 homes
completed
Land adjacent, 34, Land adjacent, 34, Burcharbro Road, SE2 0RZ1 homes
completed
40, 40, Lessness Avenue, Bexleyheath, DA7 5SJ1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£440,000)

£9,500

Standard buyer

£750

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 5SG

Full postcodeDA7 5SG
Postcode districtDA7
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.478001
Longitude0.124993
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