Slade Green & Northend · Bexley · Bexleyheath and Crayford constituency · 51.47568, 0.18305

DA8 2BQ— Slade Green & Northend, Bexley

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

The practical family move

 

Schools 100%Safety 76/100Transport 33/100Yield 4.38%

Best for: Families

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Car-dependent area — limited public transport

Liveability
53
Safety
76
Schools
64
Transport
33
Environment
70
Investment
57

The bottom line

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

The catch: 50 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

DA8 2BQ

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+41.0% vs London avg

Deep-dive guides for DA8 2BQ

🛡️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🎓 School Smart🔒 Very Safe

“The practical family move”

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How DA8 2BQ 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 · 7 min walk

KS2: 107.2

!

Secondary

Leigh Academy Bexley

Inadequate · Inspected May 2022 · 15 min walk

P8: -0.91A8: 33.1

100% of local schools rated Good or Outstanding · based on 6 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

91.7 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

+74% vs borough

Crime by type

Other35%
Violence & sexual offences33%
Anti-social behaviour14%
Vehicle crime7%
Drug offences6%
Burglary5%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Erith Fire Station · 2.2km

Crime is +41% above London average

Property

Prices, sales volume and market trends

Avg floor area62.5 m²

EPC breakdown

C
16%
D
35%
E
3%

Based on 54 properties · Confidence: high

Street mix

Semi 6%Terraced 94%

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 costLow
Rebuild cost estimate£156,250
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
RoofPitched, limited 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

1995–2021 · CAGR

+6.7%

Total change

+438%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.6%

per year

Acceleration

+14.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached5.9%
Terraced94.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£59k£72k+21.2%1.4
Post-dot-com plateau2001–2003£91k£140k+53.3%2
Pre-crash peak2006–2006£173k£173k+0%2
GFC & correction2009–2012£173k£166k-4%1
Help-to-Buy recovery2015–2015£218k£218k+0%1
Pandemic surge2021–2021£318k£318k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+2.4% alpha

Terraced+2.4% α
Local
13.4%
District
11%

CAGR over 9yr 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
Erith

Nearby stations

ErithNational Rail
11 min walk
Abbey WoodElizabeth line
58 min walk
Barking RiversideSuffragette
84 min walk
Dagenham East Underground StationDistrict
96 min walk
Dagenham Heathway Underground StationDistrict
97 min walk
No bus stops within 400m

30

Walkability score

227

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria75 min ↑
Waterloo71 min ↑
Canary Wharf ★50 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

17

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)15
Nearest car park257m
Santander docks (800m)0
Nearest cycle dock12.6 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: 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 AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Wansunt Pit SSSI — 3.6 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): 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 yield868.3 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

6 min walk

63%

Recommend GP

63%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The White Hart (602 m)

Nearest supermarket1.1 km
2 tennis courts

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)

615m

Post office

Nearby shops

The Royal Alfred379 m
Budgens631 m
Morrisons Daily994 m

Nearby cafes

Morrisons Cafe509 m

Nearby restaurants

McDonald's346 m
KFC363 m
Starburger567 m
Subway579 m

Nearby pubs

The White Hart602 m
Running Horses744 m

Nearby gyms

Erith Leisure Centre311 m
Food hygiene (5-star)60% of 42

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

BEELOVED LIMITED
CPC PERSONAL CARE LIMITED
HENSTEVIS COMPANY LIMITED
LVM MARKETING LTD
NENYE CARE LTD

+2 more

Investment

Investment grade, yield and market outlook

57

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score12/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

21.3

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,724m
Crossrail 2 route19,600m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,439 nationally

1,199

Est. population

12,305/km²

54%

Employed

33%

Degree educated

£35,600

Median income

7.1%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

47

Community stability

Age profile

30%
20%
20%
20%
Under 1830%
18–3420%
35–4920%
50–6420%
65+10%

Tenure

19%
29%
17%
34%
Own outright19%
Own (mortgage)29%
Private rent17%
Social rent34%
Shared ownership1%

Ethnicity

51%
30%
White British51%
White Other7%
Asian6%
Black30%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine27%
No car household32%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent34%
Private rent17%

vs. London

Income vs London-15.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
5
Local approval rate
100%
Borough approval rate
75%
Historic landfill (400m)
1
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)
8
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)

PART OF T.A.C. SITE (SET ASIDE FOR C3), PART OF T.A.C. SITE (SET ASIDE FOR C3), MANOR ROAD, DA8 2412 homes
completed
Development At Arthur Street, Arthur Street320 homes
completed
Erith Park (formerly Larner Road Estate), Phase 2, Erith Park (formerly Larner Road Estate), Phase 2, Larner Road, Erith, DA8 3RH244 homes
completed
PART OF FORMER T.A.C. SITE, PART OF FORMER T.A.C. SITE, MANOR ROAD, DA8144 homes
completed
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

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 2BQ

Full postcodeDA8 2BQ
Postcode districtDA8
BoroughLondon Borough of Bexley
WardSlade Green & Northend
Latitude51.475675
Longitude0.183050
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
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