Northumberland Heath · Bexley · Bexleyheath and Crayford constituency · 51.47731, 0.15925

DA8 1EP— Northumberland Heath, Bexley

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

The family fortress

 

Schools 80%Safety 86/100Transport 15/100Yield 4.38%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
53
Safety
86
Schools
70
Transport
15
Environment
73
Investment
53

The bottom line

DA8 1EP 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.

Check your dealbreakers

Toggle the things that matter to you — see how DA8 1EP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how DA8 1EP meets your needs.

Location

DA8 1EP

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-47.0% vs London avg

Deep-dive guides for DA8 1EP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare DA8 1EP with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How DA8 1EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

70

Education score

Good for families
★ Top school within 1km
★★★

Primary

St Fidelis Catholic Primary School

Outstanding · Inspected Jun 2024 · 3 min walk

KS2: 108.5

!

Secondary

Leigh Academy Bexley

Inadequate · Inspected May 2022 · 7 min walk

P8: -0.91A8: 33.1

80% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 43 min walk

7 primaries · 2 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)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 943m

Crime is 47% below London average

Property

Prices, sales volume and market trends

Avg floor area98.9 m²

EPC breakdown

B
1%
D
16%
E
2%

Based on 19 properties · Confidence: medium

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£247,250
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

1995–2023 · CAGR

+6.9%

Total change

+540%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+0.52

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 35 sales

Property Type Mix

Total: 35 sales

Detached5.7%
Semi-detached94.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£75k£135k+80%1.3
Post-dot-com plateau2002–2003£165k£223k+34.8%2.5
Pre-crash peak2006–2007£195k£250k+28.2%2.5
GFC & correction2008–2011£225k£230k+2.3%1.3
Help-to-Buy recovery2013–2014£249k£240k-3.6%3
Brexit uncertainty2017–2018£420k£441k+5%2
Pandemic surge2020–2021£518k£483k-6.9%1.5
Rate-rise correction2022–2023£480k£480k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Semi-detached+0.1% α
Local
7%
District
6.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing21
Trend Position75

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
17 min walk
Abbey WoodElizabeth line
38 min walk
Barking RiversideSuffragette
70 min walk
Woolwich Arsenal DLR StationDLR
80 min walk
Gallions Reach DLR StationDLR
88 min walk
No bus stops within 400m

10

Walkability score

15

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

3

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park367m
Santander docks (800m)0
Nearest cycle dock10.9 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: 16.6 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 10%
More green space than 77% of London

Nearest SSSI: Abbey Wood SSSI — 2.2 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

6 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 · 524 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

99

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarket1.3 km
4 tennis courts1 swimming pools1 sports halls

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)

441m

Post office

Nearby cafes

Munchies Cafe471 m

Nearby restaurants

Jade's Garden445 m
The Sun477 m
Joe's Fish478 m
Pizza Hut Delivery514 m

Nearby pubs

Duchess of Kent349 m
Royal Oak546 m
Brewers Arms586 m
The Duke663 m

Nearby gyms

King Henry School688 m

Nearby health

Erith and District Hospital524 m
Food hygiene (5-star)69% of 52

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

HOUSE COFFEE AND RECORDS LTD
NIJC LEISURE LIMITED
QUALICARE LIMITED
TENDA CARE LTD
WISE WAY LIMITED

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 score16/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

27.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,096m
Crossrail 2 route18,020m

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%

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)
4
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
7
Local approval rate
73%
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)

NORTHUMBERLAND HEATH PRIMARY SCHOOL, NORTHUMBERLAND HEATH PRIMARY SCHOOL, BROOK STREET, DA8 1JE25 homes
completed
176, 178, Bexley Road, DA8 3HF9 homes
completed
198-200, 198-200, Bexley Road, Erith, DA8 3HF3 homes
completed
17, 17, Collindale Avenue, Erith, DA8 1EF2 homes
completed
204-206, 204-206, Bexley Road, Erith, DA8 3HD2 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

Live in DA8 1EP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for DA8 1EP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Bexley with nearby boroughs:

Bexley vs LewishamBexley vs GreenwichBexley vs Bromley

Similar postcodes

Frequently asked questions

📍 Track DA8 1EP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for DA8 1EP

Full postcodeDA8 1EP
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.477312
Longitude0.159251
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