Northumberland Heath · Bexley · Bexleyheath and Crayford constituency · 51.47291, 0.14895

DA8 1LE— Northumberland Heath, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 25/100Yield 4.38%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
87
Schools
90
Transport
25
Environment
71
Investment
51

The bottom line

DA8 1LE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 49 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

DA8 1LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.8% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for DA8 1LE

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How DA8 1LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Belmont Academy

Not yet inspected · 3 min walk

KS2: 105.1

★★

Secondary

Lift Bexleyheath

Good · Inspected Jul 2021 · 21 min walk

P8: -0.39A8: 41.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.2 incidents per 1,000 residents

Better than 80% of London
→ Stable

-47% vs borough

Crime by type

Anti-social behaviour21%
Violence & sexual offences21%
Other18%
Drug offences15%
Burglary13%
Vehicle crime8%
Theft5%
Robbery0%

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: Bexleyheath Fire Station · 1.4km

Crime is 57% below London average

Property

Prices, sales volume and market trends

Avg floor area110.8 m²

EPC breakdown

C
3%
D
5%
E
5%

Based on 13 properties · Confidence: medium

Street mix

Semi 79%Terraced 6%Detached 15%

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

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£277,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+7.5%

Total change

+552%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.0%

per year

Acceleration

-47.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £75k–£100k · 33 sales

Property Type Mix

Total: 33 sales

Detached15.2%
Semi-detached78.8%
Terraced6.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£141k+108.9%1.8
Post-dot-com plateau2002–2004£188k£226k+20.2%3
Pre-crash peak2006–2006£245k£245k+0%1
GFC & correction2011–2012£276k£265k-4%3
Help-to-Buy recovery2014–2016£337k£370k+10%2
Brexit uncertainty2019–2019£500k£500k+0%1
Pandemic surge2021–2021£440k£440k+0%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.2% alpha

Semi-detached-0.2% α
Local
6.9%
District
7.1%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
14 min walk
Abbey WoodElizabeth line
35 min walk
Barking RiversideSuffragette
71 min walk
Woolwich Arsenal DLR StationDLR
73 min walk
Gallions Reach DLR StationDLR
84 min walk
No bus stops within 400m

3

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria75 min ↑
Waterloo69 min ↑
Canary Wharf ★49 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

6

Car parks (800m)

5

EV chargers (800m)

Nearest car park503m
Santander docks (800m)0
Nearest cycle dock10.3 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: 16.0 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 10%
Above average green space

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): 2

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

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

245

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: Earl Haig (584 m)

No restaurants within 800m — nearest: Shahi Spice (530 m)

Nearest supermarketSainsbury's · 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)

829m

Post office

Nearby cafes

Pantiles Tea Rooms525 m
Nuxley's Bistro1.0 km

Nearby restaurants

Shahi Spice530 m
Russ The Chipper770 m
Ho Wan798 m
Rahman's Kitchen810 m

Nearby pubs

Earl Haig584 m
Duchess of Kent613 m
The Yacht798 m
Long Haul815 m
Food hygiene (5-star)73% of 11

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

DUCTRIX LTD
FEHMINA & CO LIMITED
GENESIS MARKETING SERVICES LTD
PLOUTA TECHNOLOGIES LTD
RANK STRIKERS LTD

+2 more

Investment

Investment grade, yield and market outlook

51

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 score19/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

45.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,338m
Crossrail 2 route17,597m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,013 nationally

1,385

Est. population

6,988/km²

58%

Employed

27%

Degree educated

£37,900

Median income

1.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

65

Community stability

Age profile

20%
16%
18%
22%
24%
Under 1820%
18–3416%
35–4918%
50–6422%
65+24%

Tenure

53%
39%
Own outright53%
Own (mortgage)39%
Private rent7%
Social rent2%
Shared ownership0%

Ethnicity

72%
White British72%
White Other4%
Asian12%
Black6%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household10%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Private rent7%
Social rent2%

vs. London

Income vs London-9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
11
Local approval rate
67%
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)
3
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)

134, 134, Rydal Drive, Bexleyheath, DA7 5DQ1 homes
completed
2, Nurstead Road, DA8 1LT1 homes
completed
19, Langdale Crescent, DA7 5DZ1 homes
completed
Land adjacent 86, Land adjacent 86, Heversham Road, Swanbridge Road, Bexleyheath, DA7 5BQ1 homes
completed
19, Lawrence Road, DA8 1YG1 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 1LE

Full postcodeDA8 1LE
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.472906
Longitude0.148948
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