Northumberland Heath · Bexley · Bexleyheath and Crayford constituency · 51.47644, 0.15539

DA8 1ED— Northumberland Heath, Bexley

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

The family fortress

 

Schools 80%Safety 86/100Transport 16/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
86
Schools
52
Transport
16
Environment
74
Investment
40

The bottom line

DA8 1ED offers exceptional schools (80% Good/Outstanding), low crime and fast broadband — 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 1ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-9.8% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for DA8 1ED

🛡️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 1ED 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 · 10 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 · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.8 incidents per 1,000 residents

Better than 77% of London
→ Stable

-38% vs borough

Crime by type

Anti-social behaviour22%
Drug offences22%
Other18%
Violence & sexual offences16%
Burglary11%
Vehicle crime9%
Robbery2%
Theft0%

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 · 1.0km

Crime is 50% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,566/m²
Price per ft²£238/ft²
Avg floor area87.6 m²

EPC breakdown

C
4%
D
18%
E
6%

Based on 28 properties · Confidence: medium

Street mix

Semi 77%Terraced 4%Flat 19%

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£219,000
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, 100 mm loft insulation
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

1995–2025 · CAGR

+4%

Total change

+221%

Market Activity

Price Velocity & Acceleration

Current Velocity

-52.2%

per year

Acceleration

-70.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached81.8%
Terraced4.5%
Flat/maisonette13.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£109k+62.7%1.6
Post-dot-com plateau2001–2004£80k£238k+196.6%2.3
Pre-crash peak2005–2006£105k£175k+67.5%1
GFC & correction2009–2012£185k£199k+7.7%1.5
Help-to-Buy recovery2013–2015£250k£288k+15%2.3
Brexit uncertainty2017–2019£322k£322k+0%2.5
Pandemic surge2020–2021£370k£338k-8.8%2.5
Rate-rise correction2022–2023£380k£450k+18.4%1.5
Current market2025–2025£215k£215k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.2% alpha

Semi-detached-1.2% α
Local
5.8%
District
7%

CAGR over 23yr 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
36 min walk
Barking RiversideSuffragette
69 min walk
Woolwich Arsenal DLR StationDLR
77 min walk
Gallions Reach DLR StationDLR
86 min walk
No bus stops within 400m

7

Walkability score

41

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 park137m
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 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: 16.3 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
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

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 · 792 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

152

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Jade's Garden (564 m)

Nearest supermarketLidl · 2.3 km
4 tennis courts1 swimming pools

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)

555m

Post office

Nearby cafes

Munchies Cafe581 m

Nearby restaurants

Jade's Garden564 m
Joe's Fish584 m
The Sun607 m
Bexley Fried Chicken623 m

Nearby pubs

Duchess of Kent270 m
Brewers Arms586 m
Royal Oak612 m
The Duke679 m
Food hygiene (5-star)82% of 22

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

DAJ&J PROPERTIES LTD
EKHIAM GLOBAL SERVICE PROVIDER LIMITED
GENZEE LIMITED
GR SPORTS UK LTD
HGV CONSULTANCY LTD

+5 more

Investment

Investment grade, yield and market outlook

40

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 score17/100
Sales last 12 months0

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

4/100

Velocity score

Future outlook

53.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,819m
Crossrail 2 route17,820m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,368 nationally

1,373

Est. population

7,648/km²

64%

Employed

25%

Degree educated

£37,900

Median income

1.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

61

Community stability

Age profile

24%
18%
19%
23%
16%
Under 1824%
18–3418%
35–4919%
50–6423%
65+16%

Tenure

42%
41%
Own outright42%
Own (mortgage)41%
Private rent9%
Social rent7%
Shared ownership1%

Ethnicity

72%
White British72%
White Other4%
Asian11%
Black7%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household16%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent9%
Social rent7%

vs. London

Income vs London-9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
7
Local approval rate
60%
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)
10
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 ERITH SCHOOL (WEST SITE), LAND AT ERITH SCHOOL (WEST SITE), BROOK STREET, DA8 1JE267 homes
completed
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

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

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Key facts for DA8 1ED

Full postcodeDA8 1ED
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.476439
Longitude0.155393
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