Northumberland Heath · Bexley · Bexleyheath and Crayford constituency · 51.47263, 0.15687

DA8 1LB— Northumberland Heath, Bexley

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

The family fortress

 

Schools 75%Safety 80/100Transport 27/100Yield 6.82%

Best for: Families

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Car-dependent area — limited public transport

Liveability
52
Safety
80
Schools
49
Transport
27
Environment
76
Investment
63

The bottom line

DA8 1LB offers low crime, fast broadband and a green environment at £237,500 median — 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 1LB

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 avg price-54.3% vs London avg
vs London income-9.8% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for DA8 1LB

🛡️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 1LB 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 · 1 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 9 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 43 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 1.3km

Crime is +2% above 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.

£237,500

Median sale price

Bottom 25% — 54% below London median

£237,500 is 54% below the London median (£520,000)

+16.3%

This year

Flat

Dominant type

Price history

5-year change
-3.1%
Sales (24 months)6
New build0.0%
Avg terraced£420,000
Avg flat£215,000
Price per m²£3,577/m²
Price per ft²£332/ft²
Avg floor area66.7 m²

EPC breakdown

B
7%
C
20%
D
10%
E
4%
F
1%

Based on 42 properties · Confidence: high

Street mix

Semi 4%Terraced 26%Detached 2%Flat 64%Other 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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,125

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

6.3×

Price-to-income

£1,188/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£166,750
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, filled cavity
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

1995–2026 · CAGR

+4.8%

Total change

+331%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.3%

per year

Acceleration

+52.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £100k–£125k · 50 sales

Property Type Mix

Total: 50 sales

Detached2%
Semi-detached4%
Terraced28%
Flat/maisonette66%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£72k+24.1%1.5
Post-dot-com plateau2001–2004£72k£117k+62.3%2.2
Pre-crash peak2006–2007£173k£200k+15.8%2.5
GFC & correction2012–2012£120k£120k+0%1
Help-to-Buy recovery2013–2016£195k£197k+1%3.5
Brexit uncertainty2018–2019£215k£233k+8.4%2
Pandemic surge2020–2021£220k£245k+11.4%1
Rate-rise correction2022–2022£242k£242k+0%2
Current market2024–2026£335k£250k-25.4%2.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Weakest performer

Flat/maisonette

-0.6% alpha

Terraced+0.6% α
Local
7.9%
District
7.3%
Flat/maisonette-0.6% α
Local
3.3%
District
3.9%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
40 min walk
Barking RiversideSuffragette
74 min walk
Woolwich Arsenal DLR StationDLR
80 min walk
Gallions Reach DLR StationDLR
90 min walk
No bus stops within 400m

12

Walkability score

38

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

5

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)20
Nearest car park310m
Santander docks (800m)0
Nearest cycle dock10.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed491 Mbps
Median download447 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: 16.5 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 10%
More green space than 86% 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

BURSTED WOOD SURGERY

219 ERITH ROAD, DA7 6HZ

10 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 · 839 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

10

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 1.9 km
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

390m

Post office

Nearby cafes

Munchies Cafe395 m
The Hatch879 m

Nearby restaurants

Joe's Fish390 m
Jade's Garden400 m
Bexley Fried Chicken411 m
Pizza Hut Delivery415 m

Nearby pubs

Duchess of Kent198 m
Brewers Arms234 m
The Duke318 m
Royal Oak344 m

Nearby gyms

King Henry School625 m

Nearby health

Erith and District Hospital839 m
Food hygiene (5-star)67% of 67

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

BLI CONSULTANCY SERVICES LTD
D.P. BUILDERS AND CONSTRUCTION LTD
DP BUILDERS & CONSTRUCTION (HOLDINGS) LIMITED
DP BUILDERS & CONSTRUCTION (PROPERTIES) LIMITED
OMA EDUCATION LIMITED

+2 more

Investment

Investment grade, yield and market outlook

63

Investment score

Good

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
6.8% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score12/100
Sales last 12 months2

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

17/100

Velocity score

Future outlook

35

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,885m
Crossrail 2 route18,100m

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%
Price vs London-54.3%

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)
3
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
8
Local approval rate
80%
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)

LAND AT ERITH SCHOOL (WEST SITE), LAND AT ERITH SCHOOL (WEST SITE), BROOK STREET, DA8 1JE267 homes
completed
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

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 (£237,500)

£0

Standard buyer

£0

First-time buyer

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 1LB

Full postcodeDA8 1LB
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.472635
Longitude0.156870
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