Northumberland Heath · Bexley · Bexleyheath and Crayford constituency · 51.47665, 0.15651

DA8 1DZ— Northumberland Heath, Bexley

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

The family fortress

 

Schools 80%Safety 86/100Transport 16/100Yield 4.56%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
54
Safety
86
Schools
52
Transport
16
Environment
74
Investment
47

The bottom line

DA8 1DZ offers exceptional schools (80% Good/Outstanding), low crime and fast broadband at £355,000 median — strong value for Families and Owner-occupiers 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 1DZ

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-31.7% vs London avg
vs London income-9.8% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for DA8 1DZ

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How DA8 1DZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

52

Education score

Fair for families
★ Top school within 1km
—

Primary

Northumberland Heath Primary School

Not yet inspected · Inspected Jul 2025 · 4 min walk

KS2: 100.6

!

Secondary

Leigh Academy Bexley

Inadequate · Inspected May 2022 · 9 min walk

P8: -0.91A8: 33.1

80% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.4 incidents per 1,000 residents

Better than 75% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences29%
Other24%
Anti-social behaviour19%
Drug offences16%
Vehicle crime5%
Burglary5%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Erith Fire Station · 995m

Crime is 47% below London average

Property

2 Jul

Prices, sales volume and market trends

£355,000

Median sale price

Bottom 25% — 32% below London median

£355,000 is 32% below the London median (£520,000)

-20.5%

This year

Terraced

Dominant type

Price history

5-year change
+13.9%
Sales (24 months)11
New build0.0%
Avg detached£460,000
Avg terraced£367,500
Avg flat£203,000
Price per m²£5,182/m²
Price per ft²£481/ft²
Avg floor area66.8 m²

EPC breakdown

C
17%
D
26%
E
13%
F
1%

Based on 57 properties · Confidence: high

Street mix

Semi 16%Terraced 66%Detached 4%Flat 14%

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£5,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,900

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

9.4×

Price-to-income

£1,776/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£167,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+4.8%

Total change

+322%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.3%

per year

Acceleration

-24.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 108 sales

Property Type Mix

Total: 108 sales

Detached3.7%
Semi-detached15.7%
Terraced66.7%
Flat/maisonette13.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£77k+32.8%2.8
Post-dot-com plateau2001–2004£90k£137k+52.5%3.8
Pre-crash peak2005–2007£155k£208k+34.2%7
GFC & correction2008–2012£176k£175k-0.8%2.2
Help-to-Buy recovery2013–2016£210k£128k-39%2.8
Brexit uncertainty2017–2019£270k£270k+0%3.3
Pandemic surge2020–2021£551k£312k-43.5%3.5
Rate-rise correction2022–2023£367k£340k-7.2%3
Current market2024–2026£375k£245k-34.7%4

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Weakest performer

Semi-detached

-0.9% alpha

Flat/maisonette+0.4% α
Local
6%
District
5.6%
Terraced+0.2% α
Local
6.5%
District
6.3%
Semi-detached-0.9% α
Local
4.5%
District
5.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Barnehurst→ Victoria· 2 tph
46 min

Nearby stations

BarnehurstNational Rail
16 min walk
Abbey WoodElizabeth line
37 min walk
Barking RiversideSuffragette
69 min walk
Woolwich Arsenal DLR StationDLR
78 min walk
Gallions Reach DLR StationDLR
86 min walk
No bus stops within 400m

12

Walkability score

36

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

5

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)10
Nearest car park185m
Santander docks (800m)0
Nearest cycle dock10.8 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.4 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 16%
More green space than 79% of London

Nearest SSSI: Abbey Wood SSSI — 2.1 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

8 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 · 713 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

150

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarket1.5 km
4 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
664 licensed premises in borough268 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

506m

Post office

Nearby cafes

Munchies Cafe533 m

Nearby restaurants

Jade's Garden514 m
Joe's Fish537 m
The Sun555 m
Pizza Hut Delivery576 m

Nearby pubs

Duchess of Kent261 m
Brewers Arms568 m
Royal Oak576 m
The Duke658 m

Nearby gyms

King Henry School784 m

Nearby health

Erith and District Hospital713 m
Food hygiene (5-star)69% of 49

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

BEE ORTHODONTICS LTD
E G WELLBEING LTD
EM BUILDING SERVICES LTD
GEEKS TABLE LTD

Investment

Investment grade, yield and market outlook

47

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score20/100
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

57.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,899m
Crossrail 2 route17,879m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,977 nationally

1,688

Est. population

13,401/km²

62%

Employed

28%

Degree educated

£37,900

Median income

3.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

56

Community stability

Age profile

30%
18%
20%
19%
14%
Under 1830%
18–3418%
35–4920%
50–6419%
65+14%

Tenure

34%
42%
17%
Own outright34%
Own (mortgage)42%
Private rent17%
Social rent6%
Shared ownership0%

Ethnicity

68%
White British68%
White Other8%
Asian7%
Black10%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine24%
No car household21%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent17%
Social rent6%

vs. London

Income vs London-9.8%
Price vs London-31.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
5
Local approval rate
78%
Borough approval rate
75%
Historic landfill (400m)
1
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)
12
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)

NORTHUMBERLAND HEATH PRIMARY SCHOOL, NORTHUMBERLAND HEATH PRIMARY SCHOOL, BROOK STREET, DA8 1JE25 homes
completed
ERITH SCHOOL (WEST SITE), SITES C & D, ERITH SCHOOL (WEST SITE), SITES C & D, BROOK STREET, DA8 1JE21 homes
completed
38-40, 38-40, Belmont Road, Erith, DA8 1LB6 homes
completed
40, Belmont Road3 homes
completed
17, 17, Collindale Avenue, Erith, DA8 1EF2 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
20.0%
Election year
2026
MP
Daniel Francis (Labour)
MP majority
2,114
Constituency
Bexleyheath and Crayford

Councillors

Sean Paul BrackstoneReform UK
Chris PurfieldReform UK

Stamp Duty & Affordability Calculator

Stamp duty on median price (£355,000)

£5,250

Standard buyer

£0

First-time buyer

Save £5,250

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 DA8 1DZ

Full postcodeDA8 1DZ
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.476652
Longitude0.156512
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