Northumberland Heath · Bexley · Bexleyheath and Crayford constituency · 51.47312, 0.16058

DA8 1HW— Northumberland Heath, Bexley

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

The practical family move

 

Schools 75%Safety 80/100Transport 30/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
50
Safety
80
Schools
49
Transport
30
Environment
72
Investment
45

The bottom line

DA8 1HW offers low crime and fast broadband — strong value for Families 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 1HW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.8% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for DA8 1HW

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🔒 Very Safe

“The practical family move”

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How DA8 1HW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

49

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 · 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 · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.6 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

+26% vs borough

Crime by type

Violence & sexual offences34%
Other28%
Anti-social behaviour19%
Drug offences10%
Vehicle crime5%
Burglary3%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Erith Fire Station · 1.4km

Crime is +2% above 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£4,818/m²
Price per ft²£448/ft²
Avg floor area80.3 m²

EPC breakdown

B
1%
C
4%
D
8%
E
9%
F
2%

Based on 24 properties · Confidence: medium

Street mix

Semi 9%Terraced 32%Detached 32%Flat 27%

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£200,750
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)
Roof(another dwelling above)
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

1996–2025 · CAGR

+4.8%

Total change

+285%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.0%

per year

Acceleration

+23.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 21 sales

Property Type Mix

Total: 21 sales

Detached33.3%
Semi-detached9.5%
Terraced28.6%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£100k£130k+30.7%1
Post-dot-com plateau2001–2004£101k£165k+63.4%2
Pre-crash peak2005–2005£240k£240k+0%1
Help-to-Buy recovery2015–2016£77k£300k+290.2%1
Brexit uncertainty2017–2017£395k£395k+0%2
Rate-rise correction2023–2023£345k£345k+0%3
Current market2025–2025£383k£383k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Barnehurst→ Victoria· 2 tph
46 min

Nearby stations

BarnehurstNational Rail
11 min walk
Abbey WoodElizabeth line
42 min walk
Barking RiversideSuffragette
75 min walk
Woolwich Arsenal DLR StationDLR
83 min walk
Gallions Reach DLR StationDLR
92 min walk
No bus stops within 400m

22

Walkability score

36

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

5

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)20
Nearest car park62m
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 waterLOW
Low
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: 16.8 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 2.6 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

7 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 · 606 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarket1.6 km
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

133m

Post office

Nearby cafes

Munchies Cafe132 m
The Hatch919 m

Nearby restaurants

Joe's Fish127 m
Jade's Garden142 m
Bexley Fried Chicken149 m
Pizza Hut Delivery152 m

Nearby pubs

Royal Oak100 m
Brewers Arms121 m
The Duke188 m
Duchess of Kent258 m

Nearby gyms

King Henry School370 m

Nearby health

Erith and District Hospital606 m
Food hygiene (5-star)68% of 57

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

A

High street health

Registered businesses

BELVEDERE ASSET MANAGEMENT LIMITED
HORO LIMITED
ICANDOALLTHINGSTC LIMITED
MILL ROAD CAFE LTD
TAROT FOR TWO LTD

Investment

Investment grade, yield and market outlook

45

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 score12/100
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

26.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,146m
Crossrail 2 route18,306m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,462 nationally

1,802

Est. population

10,383/km²

59%

Employed

26%

Degree educated

£37,900

Median income

6.1%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

48

Community stability

Age profile

32%
17%
22%
18%
Under 1832%
18–3417%
35–4922%
50–6418%
65+11%

Tenure

20%
27%
16%
35%
Own outright20%
Own (mortgage)27%
Private rent16%
Social rent35%
Shared ownership1%
Rent free0%

Ethnicity

66%
White British66%
White Other6%
Asian9%
Black13%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine24%
No car household31%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent35%
Private rent16%

vs. London

Income vs London-9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
8
Local approval rate
91%
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)
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
The Pheasant PH, 27, The Pheasant PH, 27, Belmont Road, Erith, DA8 1JY9 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

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 1HW

Full postcodeDA8 1HW
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.473124
Longitude0.160579
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