Slade Green & Northend · Bexley · Bexleyheath and Crayford constituency · 51.47912, 0.18428

DA8 2AU— Slade Green & Northend, Bexley

Location and area intelligence for DA8 2AU, Slade Green & Northend, Bexley

The practical family move

 

Schools 100%Safety 76/100Transport 37/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
54
Safety
76
Schools
64
Transport
37
Environment
69
Investment
48

The bottom line

DA8 2AU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 47 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

DA8 2AU

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-15.2% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for DA8 2AU

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

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“The practical family move”

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How DA8 2AU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

Peareswood Primary School

Not yet inspected · 11 min walk

KS2: 107.2

!

Secondary

Leigh Academy Bexley

Inadequate · Inspected May 2022 · 17 min walk

P8: -0.91A8: 33.1

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 63 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

91.0 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

+73% vs borough

Crime by type

Other32%
Violence & sexual offences28%
Anti-social behaviour23%
Drug offences6%
Vehicle crime6%
Burglary3%
Theft1%
Robbery1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 2.1km

Crime is +40% 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£5,418/m²
Price per ft²£503/ft²
Avg floor area64.1 m²

EPC breakdown

C
11%
D
15%
E
5%
F
1%
G
1%

Based on 33 properties · Confidence: high

Street mix

Semi 8%Terraced 89%Detached 2%Flat 1%

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 costLow
Rebuild cost estimate£160,250
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)
RoofPitched, no insulation (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

1996–2025 · CAGR

+6.2%

Total change

+470%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.0%

per year

Acceleration

+30.97

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 84 sales

Property Type Mix

Total: 84 sales

Detached2.4%
Semi-detached8.3%
Terraced88.1%
Flat/maisonette1.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£50k£74k+48%5.4
Post-dot-com plateau2001–2004£104k£132k+27.5%3.8
Pre-crash peak2005–2007£154k£171k+11%3
GFC & correction2008–2012£163k£154k-5.2%2.3
Help-to-Buy recovery2013–2016£160k£200k+25%2.3
Brexit uncertainty2017–2019£240k£287k+19.5%3.3
Pandemic surge2021–2021£270k£270k+0%3
Rate-rise correction2022–2023£340k£350k+2.9%1
Current market2024–2025£266k£285k+7%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
5.6%
District
6.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Erith

Nearby stations

ErithNational Rail
9 min walk
Abbey WoodElizabeth line
57 min walk
Barking RiversideSuffragette
82 min walk
Dagenham East Underground StationDistrict
92 min walk
Dagenham Heathway Underground StationDistrict
93 min walk
No bus stops within 400m

33

Walkability score

238

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria73 min ↑
Waterloo68 min ↑
Canary Wharf ★47 min
City63 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

11

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)15
Nearest car park96m
Santander docks (800m)0
Nearest cycle dock12.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed481 Mbps
Median download443 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: 10.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.2 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Inner Thames Marshes SSSI — 2.8 km

Energy

Solar: 868 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield868.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

RIVERSIDE SURGERY

ERITH HEALTH CENTRE, 50 PIER ROAD, DA8 1RQ

3 min walk

63%

Recommend GP

63%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest hospitalErith and District Hospital · 1.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarket861 m
2 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)

312m

Post office

Nearby shops

The Royal Alfred150 m
Budgens878 m

Nearby cafes

Morrisons Cafe115 m

Nearby restaurants

KFC184 m
McDonald's255 m
Subway324 m
Starburger363 m

Nearby pubs

The White Hart289 m
Running Horses454 m

Nearby gyms

Erith Leisure Centre489 m
Food hygiene (5-star)60% of 35

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

EMARA NOUR LIMITED
LOFTGISTIC DESIGNS LTD
OLAJOMI LIMITED
PROSPERITY LETTINGS LTD
WATERGLO LTD

Investment

Investment grade, yield and market outlook

48

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

36.2

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,846m
Crossrail 2 route19,528m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,149 nationally

1,693

Est. population

8,838/km²

59%

Employed

35%

Degree educated

£35,600

Median income

6.4%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

38

Community stability

Age profile

31%
19%
26%
18%
Under 1831%
18–3419%
35–4926%
50–6418%
65+6%

Tenure

25%
31%
33%
Own outright10%
Own (mortgage)25%
Private rent31%
Social rent33%
Shared ownership0%
Rent free0%

Ethnicity

44%
34%
White British44%
White Other9%
Asian5%
Black34%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine30%
No car household43%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent33%
Private rent31%

vs. London

Income vs London-15.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
2
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)
20
Largest scheme
412 homes · PART OF T.A.C. SITE (SET ASIDE FOR C3), PART OF T.A.C. SITE (SET ASIDE FOR C3), MANOR ROAD, DA8 2
Pipeline pressure
NONE

Named schemes (500m)

Site of Erith Small Business Centre & Former Odeon Building, Site of Erith Small Business Centre & Former Odeon Building, Erith High Street, Erith, DA8 1RT83 homes
completed
LAND OFF, LAND OFF, WHARFSIDE CLOSE, DA8 2AB64 homes
completed
Erith Trades and Social Club, 4, Erith Trades and Social Club, 4, James Watt Way, Erith, DA8 1SN40 homes
completed
LAND OFF, LAND OFF, WHARFSIDE CLOSE, DA8 2AB30 homes
completed
Salvation Army Hall , 19, Salvation Army Hall , 19, Queens Road, Erith, DA8 1TG29 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
18.8%
Election year
2026
MP
Daniel Francis (Labour)
MP majority
2,114
Constituency
Bexleyheath and Crayford

Councillors

Stefano BorellaLabour
Donna BriantLabour

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Key facts for DA8 2AU

Full postcodeDA8 2AU
Postcode districtDA8
BoroughLondon Borough of Bexley
WardSlade Green & Northend
Latitude51.479124
Longitude0.184280
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