Northumberland Heath · Bexley · Erith and Thamesmead constituency · 51.48011, 0.15824

DA8 1EQ— Northumberland Heath, Bexley

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

The family fortress

 

Schools 80%Safety 77/100Transport 25/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
51
Safety
77
Schools
100
Transport
25
Environment
73
Investment
44

The bottom line

DA8 1EQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA8 1EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.4% vs London avg
vs London crime+35.0% vs London avg

Deep-dive guides for DA8 1EQ

🛡️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 1EQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

St Fidelis Catholic Primary School

Outstanding · Inspected Jun 2024 · 5 min walk

KS2: 108.5

—

Secondary

Trinity Church of England School, Belvedere

Not yet inspected · 9 min walk

P8: -0.48A8: 41.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

87.7 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

+66% vs borough

Crime by type

Violence & sexual offences29%
Other27%
Anti-social behaviour16%
Vehicle crime11%
Drug offences7%
Burglary5%
Robbery3%
Theft1%

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 · 624m

Crime is +35% 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£4,460/m²
Price per ft²£414/ft²
Avg floor area83.3 m²

EPC breakdown

C
22%
D
21%
E
5%

Based on 48 properties · Confidence: high

Street mix

Semi 21%Terraced 77%Flat 1%

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£208,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 300 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

1995–2026 · CAGR

+6.4%

Total change

+585%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.3%

per year

Acceleration

-9.66

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 75 sales

Property Type Mix

Total: 75 sales

Semi-detached21.3%
Terraced77.3%
Flat/maisonette1.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£89k+59.5%3
Post-dot-com plateau2001–2004£98k£156k+59.2%4.2
Pre-crash peak2005–2007£185k£173k-6.5%3
GFC & correction2008–2012£165k£180k+9.1%1
Help-to-Buy recovery2013–2016£175k£275k+57.1%2.2
Brexit uncertainty2017–2019£302k£309k+2.3%2.3
Pandemic surge2020–2020£309k£309k+0%4
Rate-rise correction2023–2023£331k£331k+0%2
Current market2024–2026£320k£380k+18.8%1.3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

-0.4% alpha

Semi-detached+0% α
Local
6.3%
District
6.3%
Terraced-0.4% α
Local
7.1%
District
7.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
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
Belvedere

Nearby stations

BelvedereNational Rail
17 min walk
Abbey WoodElizabeth line
36 min walk
Barking RiversideSuffragette
66 min walk
Woolwich Arsenal DLR StationDLR
79 min walk
Gallions Reach DLR StationDLR
85 min walk
No bus stops within 400m

5

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria70 min ↑
Waterloo65 min ↑
Canary Wharf ★44 min
City60 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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park584m
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 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: 16.4 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 25%
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

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 · 688 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

156

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Duchess of Kent (640 m)

No restaurants within 800m — nearest: Jade's Garden (757 m)

Nearest supermarketLidl · 1.9 km
4 tennis courts1 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)

754m

Post office

Nearby cafes

Munchies Cafe784 m

Nearby restaurants

Jade's Garden757 m
The Sun785 m
Joe's Fish791 m
Pizza Hut Delivery825 m

Nearby pubs

Duchess of Kent640 m
Royal Oak864 m
Brewers Arms904 m
The Duke982 m

Nearby gyms

King Henry School979 m

Nearby health

Erith and District Hospital688 m
Food hygiene (5-star)78% of 23

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

BIJI CONSULTANCY LIMITED
CU RESEARCH AND SERVICES LTD
DEQUOR LTD
DUNCA TILING LIMITED
FM BUSINESS AND ACCOUNTING SERVICES LTD

+1 more

Investment

Investment grade, yield and market outlook

44

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 score14/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

39.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,064m
Crossrail 2 route17,825m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,966 nationally

2,144

Est. population

6,232/km²

69%

Employed

39%

Degree educated

£36,800

Median income

7.0%

Claimant rate

SuburbanMedium densityEstablished mixed

47

Community stability

Age profile

29%
24%
23%
16%
Under 1829%
18–3424%
35–4923%
50–6416%
65+8%

Tenure

19%
41%
23%
Own outright19%
Own (mortgage)41%
Private rent23%
Social rent10%
Shared ownership7%
Rent free0%

Ethnicity

43%
28%
White British43%
White Other10%
Asian10%
Black28%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine23%
No car household27%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent23%
Social rent10%

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)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
5
Local approval rate
64%
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)
89
Largest scheme
75 homes · Part Of Erith Quarry Site, Fraser Road, DA8 1QQU
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 201-223, LAND AT, 201-223, RIVERDALE ROAD, DA8 1PZ19 homes
completed
17, 17, Collindale Avenue, Erith, DA8 1EF2 homes
completed
9, Highfield Avenue, DA8 1EL2 homes
completed
132, Riverdale Road, DA8 1PX2 homes
completed
272, 272, Brook Street, Erith, DA8 1DZ1 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 1EQ

Full postcodeDA8 1EQ
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.480109
Longitude0.158245
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