Northumberland Heath · Bexley · Erith and Thamesmead constituency · 51.47860, 0.15645

DA8 1DX— Northumberland Heath, Bexley

Location and area intelligence for DA8 1DX, Northumberland Heath, Bexley

The family fortress

 

Schools 80%Safety 83/100Transport 13/100Yield 4.38%

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
83
Schools
48
Transport
13
Environment
73
Investment
53

The bottom line

DA8 1DX offers exceptional schools (80% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 61 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

DA8 1DX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.4% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for DA8 1DX

🛡️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 1DX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

48

Education score

Fair for families
★ Top school within 1km
—

Primary

Northumberland Heath Primary School

Not yet inspected · Inspected Jul 2025 · 7 min walk

KS2: 100.6

—

Secondary

Trinity Church of England School, Belvedere

Not yet inspected · 11 min walk

P8: -0.48A8: 41.2

80% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 40 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

52.3 incidents per 1,000 residents

Better than 61% of London
→ Stable

-1% vs borough

Crime by type

Violence & sexual offences35%
Other20%
Anti-social behaviour18%
Drug offences11%
Vehicle crime10%
Theft5%
Robbery1%
Burglary1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 778m

Crime is 19% below London average

Property

Prices, sales volume and market trends

Avg floor area77.8 m²

EPC breakdown

D
6%

Based on 6 properties · Confidence: low

Street mix

Semi 94%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

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£194,500
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, 100 mm loft insulation
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

1995–2021 · CAGR

+7%

Total change

+483%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.7%

per year

Acceleration

+5.33

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 18 sales

Property Type Mix

Total: 18 sales

Detached5.6%
Semi-detached94.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£114k+89.2%2
Post-dot-com plateau2002–2002£170k£170k+0%1
Pre-crash peak2005–2006£208k£208k+0%2
GFC & correction2012–2012£220k£220k+0%3
Help-to-Buy recovery2013–2016£248k£318k+28%1
Pandemic surge2020–2021£325k£350k+7.7%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
5.7%
District
5.4%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Barnehurst→ Victoria· 2 tph
46 min

Nearby stations

BarnehurstNational Rail
19 min walk
Abbey WoodElizabeth line
35 min walk
Barking RiversideSuffragette
67 min walk
Woolwich Arsenal DLR StationDLR
77 min walk
Gallions Reach DLR StationDLR
85 min walk
No bus stops within 400m

6

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria78 min ↑
Waterloo71 min ↑
Canary Wharf63 min ↑
City72 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)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)10
Nearest car park387m
Santander docks (800m)0
Nearest cycle dock10.7 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 waterMEDIUM
Medium
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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 10%
More green space than 78% of London

Nearest SSSI: Abbey Wood SSSI — 2.0 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): 3

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

NORTHUMBERLAND HEATH MED.CTR.

HIND CRESCENT, NORTHUMBERLAND HEATH, DA8 3DB

9 min walk

89%

Recommend GP

89%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalErith and District Hospital · 740 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

194

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Duchess of Kent (475 m)

No restaurants within 800m — nearest: Jade's Garden (673 m)

Nearest supermarketLidl · 2.0 km
4 tennis courts2 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)

667m

Post office

Nearby cafes

Munchies Cafe697 m

Nearby restaurants

Jade's Garden673 m
Joe's Fish702 m
The Sun708 m
Pizza Hut Delivery740 m

Nearby pubs

Duchess of Kent475 m
Royal Oak759 m
Brewers Arms770 m
Royal Standard813 m

Nearby health

Erith and District Hospital740 m
Food hygiene (5-star)70% of 27

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

A1 FOOTBALL COACHING LTD
BASEDOWN CONSTRUCTION LTD
TERRA SIGNING ACADEMY LTD
VIVAS PRO

Investment

Investment grade, yield and market outlook

53

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 score13/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

21.2

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,919m
Crossrail 2 route17,782m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,138 nationally

1,605

Est. population

5,278/km²

58%

Employed

29%

Degree educated

£36,800

Median income

4.6%

Claimant rate

SuburbanMedium densityMixed

47

Community stability

Age profile

28%
18%
20%
19%
15%
Under 1828%
18–3418%
35–4920%
50–6419%
65+16%

Tenure

21%
30%
20%
29%
Own outright21%
Own (mortgage)30%
Private rent20%
Social rent29%
Shared ownership0%

Ethnicity

60%
16%
White British60%
White Other8%
Asian11%
Black16%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine28%
No car household32%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Social rent29%
Private rent20%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
6
Local approval rate
57%
Borough approval rate
75%
Historic landfill (400m)
2
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)
17
Largest scheme
267 homes · LAND AT ERITH SCHOOL (WEST SITE), LAND AT ERITH SCHOOL (WEST SITE), BROOK STREET, DA8 1JE
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 201-223, LAND AT, 201-223, RIVERDALE ROAD, DA8 1PZ19 homes
completed
9, Highfield Avenue, DA8 1EL2 homes
completed
17, 17, Collindale Avenue, Erith, DA8 1EF2 homes
completed
272, 272, Brook Street, Erith, DA8 1DZ1 homes
completed
25, Hengist Road, DA8 1HB1 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
20.0%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Sean Paul BrackstoneReform UK
Chris PurfieldReform UK

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Key facts for DA8 1DX

Full postcodeDA8 1DX
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.478605
Longitude0.156446
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