Northumberland Heath · Bexley · Bexleyheath and Crayford constituency · 51.47565, 0.16096

DA8 1EZ— Northumberland Heath, Bexley

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

The family fortress

 

Schools 75%Safety 86/100Transport 22/100Yield 4.38%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
86
Schools
67
Transport
22
Environment
74
Investment
48

The bottom line

DA8 1EZ offers low crime and fast broadband at £370,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 54 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

DA8 1EZ

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-28.8% vs London avg
vs London income-9.8% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for DA8 1EZ

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

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Postcode Personality

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“The family fortress”

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How DA8 1EZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

67

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 · 5 min walk

P8: -0.91A8: 33.1

75% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 45 min walk

6 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

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 · 1.2km

Crime is 47% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£370,000

Median sale price

Bottom 25% — 29% below London median

£370,000 is 29% below the London median (£520,000)

-5.2%

This year

Terraced

Dominant type

Price history

5-year change
+15.6%
Sales (24 months)6
New build0.0%
Avg terraced£370,000
Price per m²£4,507/m²
Price per ft²£419/ft²
Avg floor area82.3 m²

EPC breakdown

C
3%
D
23%
E
7%

Based on 33 properties · Confidence: high

Street mix

Semi 5%Terraced 88%Detached 1%Flat 5%

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£6,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,100

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

9.8×

Price-to-income

£1,851/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£205,750
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

+6.3%

Total change

+573%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.4%

per year

Acceleration

+3.13

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 76 sales

Property Type Mix

Total: 76 sales

Detached1.3%
Semi-detached5.3%
Terraced88.2%
Flat/maisonette5.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£85k+54.5%3.2
Post-dot-com plateau2001–2004£103k£165k+60.2%2
Pre-crash peak2005–2007£175k£185k+5.7%2.7
GFC & correction2008–2010£191k£176k-8.3%3
Help-to-Buy recovery2013–2016£192k£298k+54.9%3.2
Brexit uncertainty2017–2019£300k£275k-8.3%1.7
Pandemic surge2020–2021£363k£320k-11.7%4
Rate-rise correction2022–2023£275k£380k+38.2%1
Current market2024–2026£372k£370k-0.4%2.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.2%
District
6.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing0
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
15 min walk
Abbey WoodElizabeth line
41 min walk
Barking RiversideSuffragette
72 min walk
Woolwich Arsenal DLR StationDLR
82 min walk
Gallions Reach DLR StationDLR
90 min walk
No bus stops within 400m

20

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria77 min ↑
Waterloo68 min ↑
Canary Wharf ★54 min
City65 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

2

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park303m
Santander docks (800m)0
Nearest cycle dock11.1 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: 16.7 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 10%
More green space than 79% of London

Nearest SSSI: Abbey Wood SSSI — 2.4 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

5 min walk

89%

Recommend GP

89%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalErith and District Hospital · 429 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

83

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarket1.4 km
4 tennis courts1 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)

224m

Post office

Nearby cafes

Munchies Cafe254 m
The Hatch1.2 km

Nearby restaurants

Jade's Garden227 m
The Sun258 m
Joe's Fish260 m
Pizza Hut Delivery295 m

Nearby pubs

Duchess of Kent281 m
Royal Oak337 m
Brewers Arms403 m
The Duke467 m

Nearby gyms

King Henry School473 m

Nearby health

Erith and District Hospital429 m
Food hygiene (5-star)68% of 56

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

JKB SHINE (UK) LIMITED

Investment

Investment grade, yield and market outlook

48

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 score21/100
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

59.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,195m
Crossrail 2 route18,206m

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-28.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
7
Local approval rate
91%
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)
18
Largest scheme
48 homes · Erith Quarry (Phase 2b), Erith Quarry (Phase 2b), Fraser Road, Erith, DA8 1QL
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
Parkwood House, 17A, Parkwood House, 17A, Brook Street, Erith, DA8 1JJ8 homes
completed
365-369, 365-369, Bexley Road, Colyers Lane, Erith, DA8 3EZ6 homes
completed
Parkwood House 17A, Parkwood House 17A, Brook Street, Erith, DA8 1JJ6 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 (£370,000)

£6,000

Standard buyer

£0

First-time buyer

Save £6,000

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 1EZ

Full postcodeDA8 1EZ
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.475653
Longitude0.160958
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