Northumberland Heath · Bexley · Bexleyheath and Crayford constituency · 51.47395, 0.15451

DA8 1YE— Northumberland Heath, Bexley

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

Strong, well-rated schools nearby

 

Schools 75%Safety 80/100Transport 20/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
45
Safety
80
Schools
49
Transport
20
Environment
72
Investment
42

The bottom line

DA8 1YE offers low crime and fast broadband — 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 1YE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 1YE

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

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Postcode Personality

🎓 Good Schools🔒 Very Safe

“Strong, well-rated schools nearby”

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How DA8 1YE 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 · 2 min walk

KS2: 100.6

!

Secondary

Leigh Academy Bexley

Inadequate · Inspected May 2022 · 10 min walk

P8: -0.91A8: 33.1

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 41 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 1.3km

Crime is +2% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£5,256/m²
Price per ft²£488/ft²
Avg floor area82.4 m²

EPC breakdown

A
1%
C
20%
D
7%

Based on 28 properties · Confidence: medium

Street mix

Semi 24%Terraced 72%Detached 4%

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£206,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

1997–2025 · CAGR

+5.7%

Total change

+369%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.0%

per year

Acceleration

-0.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 104 sales

Property Type Mix

Total: 104 sales

Detached3.8%
Semi-detached24%
Terraced72.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£88k£120k+37.1%14
Post-dot-com plateau2001–2004£128k£159k+24.7%2
Pre-crash peak2005–2007£223k£197k-11.5%4
GFC & correction2008–2012£250k£202k-19.4%1.4
Help-to-Buy recovery2013–2016£240k£340k+41.7%2
Brexit uncertainty2018–2018£385k£385k+0%2
Pandemic surge2020–2021£370k£433k+16.9%3
Current market2024–2025£423k£410k-3%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Weakest performer

Semi-detached

-1.6% alpha

Terraced-0.9% α
Local
5.6%
District
6.5%
Semi-detached-1.6% α
Local
5.8%
District
7.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing2
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
13 min walk
Abbey WoodElizabeth line
38 min walk
Barking RiversideSuffragette
72 min walk
Woolwich Arsenal DLR StationDLR
77 min walk
Gallions Reach DLR StationDLR
87 min walk
No bus stops within 400m

6

Walkability score

31

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

2

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park148m
Santander docks (800m)0
Nearest cycle dock10.7 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 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: 16.3 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 2.2 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

12 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 · 915 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

80

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Jade's Garden (543 m)

Nearest supermarketSainsbury's · 2.0 km
4 tennis courts

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)

532m

Post office

Nearby cafes

Munchies Cafe547 m
The Hatch1.1 km

Nearby restaurants

Jade's Garden543 m
Joe's Fish545 m
Bexley Fried Chicken576 m
Pizza Hut Delivery578 m

Nearby pubs

Duchess of Kent210 m
Brewers Arms441 m
Royal Oak527 m
The Duke531 m
Food hygiene (5-star)79% of 24

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

BAL BUILDERS LONDON LIMITED
BIRONKE PROPERTIES LTD
DAVFUB UK LTD
FOUR STREAM CONSULTING LTD
HEKIMOKTAY CARE AND SUPPLIES LTD

+8 more

Investment

Investment grade, yield and market outlook

42

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 score11/100
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

27

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,733m
Crossrail 2 route17,888m

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

SuburbanHigh 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)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
8
Local approval rate
86%
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)
12
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
38-40, 38-40, Belmont Road, Erith, DA8 1LB6 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 1YE

Full postcodeDA8 1YE
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.473946
Longitude0.154512
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