Belvedere · Bexley · Erith and Thamesmead constituency · 51.48852, 0.16623

DA8 1BJ— Belvedere, Bexley

Location and area intelligence for DA8 1BJ, Belvedere, Bexley

The family fortress

 

Schools 100%Safety 76/100Transport 29/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
52
Safety
76
Schools
60
Transport
29
Environment
74
Investment
46

The bottom line

DA8 1BJ 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: 48 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

DA8 1BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.2% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for DA8 1BJ

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How DA8 1BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Lime Wood Primary School

Not yet inspected · 8 min walk

—

Secondary

Trinity Church of England School, Belvedere

Not yet inspected · 6 min walk

P8: -0.48A8: 41.2

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.8 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+72% vs borough

Crime by type

Violence & sexual offences29%
Other26%
Anti-social behaviour19%
Vehicle crime11%
Burglary7%
Drug offences5%
Theft1%
Robbery1%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Erith Fire Station · 758m

Crime is +40% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

DA8 district median

£370,000

Based on 142 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£4,248/m²
Price per ft²£395/ft²
Avg floor area77.5 m²

EPC breakdown

C
1%
D
9%
E
8%
F
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 8%Terraced 87%Detached 3%Other 3%

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 yield868 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£193,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5%

Total change

+353%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.5%

per year

Acceleration

-17.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 34 sales

Property Type Mix

Total: 34 sales

Detached2.9%
Semi-detached5.9%
Terraced91.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£74k-13.5%2.2
Post-dot-com plateau2001–2004£87k£135k+54.6%2
Pre-crash peak2005–2007£147k£157k+6.8%1
GFC & correction2008–2011£158k£130k-17.7%1.5
Help-to-Buy recovery2014–2016£155k£256k+65.3%1.3
Brexit uncertainty2017–2018£243k£200k-17.5%1.5
Current market2024–2026£239k£385k+61.1%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Terraced-0.8% α
Local
5.7%
District
6.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
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
Erith

Nearby stations

ErithNational Rail
12 min walk
Abbey WoodElizabeth line
39 min walk
Barking RiversideSuffragette
61 min walk
Dagenham Heathway Underground StationDistrict
76 min walk
Dagenham East Underground StationDistrict
77 min walk
No bus stops within 400m

16

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria74 min ↑
Waterloo69 min ↑
Canary Wharf ★48 min
City63 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)16
Nearest car park485m
Santander docks (800m)0
Nearest cycle dock11.3 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: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.8 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 13%
More green space than 79% of London

Nearest SSSI: Abbey Wood SSSI — 2.4 km

Energy

Solar: 868 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 yield868.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

URGENT CARE CENTRE (ERITH)

ERITH HOSPITAL, PARK CRESCENT, DA8 3EE

16 min walk

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Halfway House (349 m)

Nearest supermarket771 m
1 swimming pools

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)

329m

Post office

Nearby cafes

Tropical Cafe617 m

Nearby pubs

Halfway House349 m
The Ship638 m
Food hygiene (5-star)56% of 32

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

A

High street health

Registered businesses

MOHAMED BOOKKEEPING AND ACCOUNTING LTD

Investment

Investment grade, yield and market outlook

46

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score12/100
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

33.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,768m
Crossrail 2 route17,976m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,696 nationally

1,774

Est. population

2,493/km²

63%

Employed

32%

Degree educated

£35,600

Median income

6.6%

Claimant rate

SuburbanLow densitySocially diverse / deprived

48

Community stability

Age profile

29%
21%
23%
17%
Under 1829%
18–3421%
35–4923%
50–6417%
65+10%

Tenure

24%
38%
27%
Own outright24%
Own (mortgage)38%
Private rent27%
Social rent10%
Shared ownership1%

Ethnicity

37%
20%
23%
White British37%
White Other11%
Asian20%
Black23%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine25%
No car household27%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent27%
Social rent10%

vs. London

Income vs London-15.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
9
Local approval rate
63%
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)
112
Largest scheme
365 homes · OCEAN PARK, PHASES 1, 2A & 2B, OCEAN PARK, PHASES 1, 2A & 2B, WEST STREET, DA8 1BL
Pipeline pressure
NONE

Named schemes (500m)

Bexley College, Bexley College, Tower Road, Belvedere, DA17 6JA192 homes
completed
BATT ELECTRICS, ST JOHNS WORKS, BATT ELECTRICS, ST JOHNS WORKS, CHURCH ROAD, DA8 1PG52 homes
completed
1-2, 1-2, HILLSIDE, DA8 1DA10 homes
completed
22, 22, Battle Road, Erith, DA8 1BS4 homes
completed
1, Pembroke Road, DA8 1BN2 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
11.9%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Jeremy FostenLabour
Christopher Finlay CalvertReform UK
Chris FramptonReform UK

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Key facts for DA8 1BJ

Full postcodeDA8 1BJ
Postcode districtDA8
BoroughLondon Borough of Bexley
WardBelvedere
Latitude51.488523
Longitude0.166234
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