Slade Green & Northend · Bexley · Bexleyheath and Crayford constituency · 51.46986, 0.18310

DA8 2BY— Slade Green & Northend, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 39/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
55
Safety
76
Schools
90
Transport
39
Environment
72
Investment
41

The bottom line

DA8 2BY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

DA8 2BY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.2% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for DA8 2BY

🛡️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 2BY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Peareswood Primary School

Not yet inspected · 2 min walk

KS2: 107.2

★★

Secondary

Haberdashers' Crayford Academy

Good · Inspected Nov 2022 · 20 min walk

P8: -0.08A8: 44.7

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 · 66 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.1 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+82% vs borough

Crime by type

Violence & sexual offences34%
Other28%
Anti-social behaviour18%
Vehicle crime10%
Drug offences4%
Burglary4%
Robbery2%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 2.3km

Crime is +48% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,313/m²
Price per ft²£587/ft²
Avg floor area78.2 m²

EPC breakdown

B
1%
C
25%
D
25%
E
2%

Based on 53 properties · Confidence: high

Street mix

Semi 81%Terraced 19%

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£195,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
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

+8.4%

Total change

+945%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.3%

per year

Acceleration

+32.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £75k–£100k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached81.1%
Terraced18.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£100k+81.8%1.8
Post-dot-com plateau2002–2003£155k£158k+2.1%2.5
Pre-crash peak2005–2007£162k£194k+19.8%1.5
GFC & correction2010–2012£183k£67k-63.3%1.7
Help-to-Buy recovery2014–2016£229k£300k+31%2
Brexit uncertainty2017–2019£310k£332k+7.3%1.3
Pandemic surge2020–2021£351k£385k+9.7%2
Rate-rise correction2022–2022£415k£415k+0%1
Current market2024–2025£425k£575k+35.3%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.5% alpha

Semi-detached+0.5% α
Local
8.1%
District
7.6%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Slade Green

Nearby stations

Slade GreenNational Rail
7 min walk
Abbey WoodElizabeth line
61 min walk
Barking RiversideSuffragette
90 min walk
Woolwich Arsenal DLR StationDLR
103 min walk
Dagenham East Underground StationDistrict
104 min walk
No bus stops within 400m

18

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria65 min ↑
Waterloo61 min ↑
Canary Wharf ★40 min
City55 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

16

Car parks (800m)

1

EV chargers (800m)

Nearest car park146m
Santander docks (800m)0
Nearest cycle dock12.7 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 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: 18.4 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Wansunt Pit SSSI — 3.0 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

SLADE GREEN MEDICAL CTR.

156 BRIDGE ROAD, SLADE GREEN, DA8 2HS

6 min walk

68%

Recommend GP

68%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

6

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Corner Pin (729 m)

Nearest supermarket1.7 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)

1.3km

Post office

Nearby shops

Budgens551 m
Morrisons Daily563 m
Northend Mini Market671 m
Londis688 m

Nearby cafes

Morrisons Cafe1.1 km

Nearby restaurants

Beijing311 m
Afishionados315 m
Kebab Side658 m
Parkside Restaurant & Cafe662 m

Nearby pubs

The Corner Pin729 m

Nearby gyms

Erith Leisure Centre791 m

Nearby pharmacies

Daysol Pharmacy667 m
Food hygiene (5-star)64% of 28

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AIFORWARDER LTD
BSANALYSIS LIMITED
CORNERSTONE PATH LTD
YAHWEH MEDICARE LTD
YOUTH EMPOWERMENT COMMUNITY PROJECT CIC

Investment

Investment grade, yield and market outlook

41

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

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

31.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,690m
Crossrail 2 route19,872m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,945 nationally

1,957

Est. population

7,096/km²

58%

Employed

30%

Degree educated

£35,600

Median income

6.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

46

Community stability

Age profile

32%
20%
21%
17%
Under 1832%
18–3420%
35–4921%
50–6417%
65+9%

Tenure

15%
24%
14%
45%
Own outright15%
Own (mortgage)24%
Private rent14%
Social rent45%
Shared ownership1%
Rent free0%

Ethnicity

53%
28%
White British53%
White Other7%
Asian6%
Black28%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household35%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent45%
Private rent14%

vs. London

Income vs London-15.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
5
Local approval rate
20%
Borough approval rate
75%
Historic landfill (400m)
6
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)
9
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)

Development At Arthur Street, Arthur Street320 homes
completed
BIFFA WASTE DEPOT INCLUDING, 30-34, BIFFA WASTE DEPOT INCLUDING, 30-34, THE NURSERY, DA822 homes
completed
The Harrow Inn, 119, The Harrow Inn, 119, Northend Road, Erith, DA8 3PZ16 homes
completed
St Joseph's Church, St Joseph's Church, Bridge Road, Erith, DA8 2BX14 homes
completed
LAND ADJOINING, 27, LAND ADJOINING, 27, THE NURSERY, DA8 2EZ12 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 2BY

Full postcodeDA8 2BY
Postcode districtDA8
BoroughLondon Borough of Bexley
WardSlade Green & Northend
Latitude51.469856
Longitude0.183103
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