Northumberland Heath · Bexley · Bexleyheath and Crayford constituency · 51.47100, 0.15854

DA8 1JN— Northumberland Heath, Bexley

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

The family fortress

 

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
52
Safety
80
Schools
49
Transport
30
Environment
76
Investment
45

The bottom line

DA8 1JN offers low crime and a green environment — strong value for Families 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 1JN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment 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 1JN

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How DA8 1JN 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 · 8 min walk

P8: -0.91A8: 33.1

75% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 46 min walk

7 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 1.2km

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£2,778/m²
Price per ft²£258/ft²
Avg floor area61 m²

EPC breakdown

B
1%
C
66%
D
27%
E
6%
F
3%
G
1%

Based on 104 properties · Confidence: high

Street mix

Flat 100%

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£152,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2002–2025 · CAGR

+3.5%

Total change

+119%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.4%

per year

Acceleration

+33.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£78k£100k+29%1
Pre-crash peak2006–2007£105k£115k+9.5%1
GFC & correction2011–2011£88k£88k+0%2
Brexit uncertainty2017–2019£132k£160k+21%1.3
Rate-rise correction2023–2023£140k£140k+0%1
Current market2025–2025£170k£170k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
7.1%
District
7.7%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

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
8 min walk
Abbey WoodElizabeth line
43 min walk
Barking RiversideSuffragette
77 min walk
Woolwich Arsenal DLR StationDLR
82 min walk
Gallions Reach DLR StationDLR
92 min walk
No bus stops within 400m

17

Walkability score

57

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

7

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)192
Nearest car park295m
Santander docks (800m)0
Nearest cycle dock11.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 AONB31% green spaceTree canopy: 10%
More green space than 86% of London

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

BURSTED WOOD SURGERY

219 ERITH ROAD, DA7 6HZ

9 min walk

75%

Recommend GP

75%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalErith and District Hospital · 875 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 1.8 km
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

400m

Post office

Nearby cafes

Munchies Cafe388 m
The Hatch682 m

Nearby restaurants

Bexley Fried Chicken380 m
Joe's Fish380 m
Pizza Hut Delivery385 m
Jade's Garden407 m

Nearby pubs

Brewers Arms162 m
The Duke181 m
Royal Oak294 m
Duchess of Kent383 m

Nearby gyms

King Henry School544 m

Nearby health

Erith and District Hospital875 m
Lyndhurst Medical Centre1.1 km
Food hygiene (5-star)69% of 70

Business

Local businesses registered here

Active businesses
4
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

CORELINE METALWORKS LIMITED
GENEROUS KITCHEN LIMITED
KAAKYIRE ENTREPRISE LTD
RA REAL ESTATE AND LETTINGS 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 score13/100
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

28.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,990m
Crossrail 2 route18,286m

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
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
10
Local approval rate
100%
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)
16
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
ERITH SCHOOL (WEST SITE), SITES C & D, ERITH SCHOOL (WEST SITE), SITES C & D, BROOK STREET, DA8 1JE21 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 1JN

Full postcodeDA8 1JN
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.471003
Longitude0.158535
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