Slade Green & Northend · Bexley · Bexleyheath and Crayford constituency · 51.47467, 0.19338

DA8 2ED— Slade Green & Northend, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 32/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
80
Schools
90
Transport
32
Environment
67
Investment
41

The bottom line

DA8 2ED 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: 46 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

DA8 2ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.2% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for DA8 2ED

🛡️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 2ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St. Paul's (Slade Green) Church of England Primary School

Good · Inspected Sept 2023 · 4 min walk

KS2: 102.3

★★

Secondary

Haberdashers' Crayford Academy

Good · Inspected Nov 2022 · 28 min walk

P8: -0.08A8: 44.7

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 72 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.6 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

+32% vs borough

Crime by type

Violence & sexual offences37%
Other21%
Anti-social behaviour20%
Vehicle crime9%
Burglary7%
Drug offences3%
Theft2%
Robbery1%

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: Erith Fire Station · 2.8km

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,718/m²
Price per ft²£253/ft²
Avg floor area96.8 m²

EPC breakdown

A
6%
B
85%
C
11%

Based on 102 properties · Confidence: high

Street mix

Semi 9%Terraced 40%Detached 2%Flat 47%Other 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£242,000
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.28 W/m²K
RoofAverage thermal transmittance 0.14 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2025 · CAGR

+0.7%

Total change

+8%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.9%

per year

Acceleration

-2.18

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 88 sales

Property Type Mix

Total: 88 sales

Detached2.3%
Semi-detached9.1%
Terraced40.9%
Flat/maisonette47.7%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£244k£365k+49.3%21.7
Brexit uncertainty2017–2019£245k£324k+32.2%3.3
Pandemic surge2020–2021£235k£318k+35.1%3.5
Rate-rise correction2022–2023£250k£260k+4.1%2.5
Current market2025–2025£265k£265k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-1.5% alpha

Weakest performer

Flat/maisonette

-2.5% alpha

Terraced-1.5% α
Local
4.9%
District
6.4%
Flat/maisonette-2.5% α
Local
4.8%
District
7.3%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Slade Green

Nearby stations

Slade GreenNational Rail
10 min walk
Abbey WoodElizabeth line
67 min walk
Barking RiversideSuffragette
92 min walk
Dagenham East Underground StationDistrict
99 min walk
Dagenham Heathway Underground StationDistrict
101 min walk
No bus stops within 400m

6

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria71 min ↑
Waterloo67 min ↑
Canary Wharf ★46 min
City61 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)

0

EV chargers (800m)

Total spaces (800m)3
Nearest car park529m
Santander docks (800m)0
Nearest cycle dock13.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

66%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed363 Mbps
Median download372 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: 19.0 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 93% of London

Nearest SSSI: Inner Thames Marshes SSSI — 3.0 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

SLADE GREEN MEDICAL CTR.

156 BRIDGE ROAD, SLADE GREEN, DA8 2HS

7 min walk

68%

Recommend GP

68%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalErith and District Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarket1.7 km
1 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)

1.1km

Post office

Nearby shops

Budgens361 m
The Royal Alfred655 m
Morrisons Daily750 m

Nearby cafes

Morrisons Cafe860 m

Nearby pubs

The Corner Pin359 m
Food hygiene (5-star)82% of 17

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

4TEES LTD
ACHALL DRIVING SCHOOL LIMITED
AKINJEGS INVESTMENTS LIMITED
ART TIM SPEDITION LTD
ASLAM GROUP LIMITED

+11 more

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 score15/100
Sales last 12 months0

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

4/100

Velocity score

Future outlook

52

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,432m
Crossrail 2 route20,303m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,928 nationally

1,768

Est. population

10,309/km²

72%

Employed

55%

Degree educated

£35,600

Median income

2.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

34%
24%
28%
Under 1834%
18–3424%
35–4928%
50–6410%
65+4%

Tenure

56%
14%
Own outright12%
Own (mortgage)56%
Private rent14%
Social rent13%
Shared ownership5%

Ethnicity

24%
15%
44%
White British24%
White Other9%
Asian15%
Black44%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine18%
No car household19%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent14%
Social rent13%

vs. London

Income vs London-15.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
4
Local approval rate
33%
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)
0
Largest scheme
372 homes · Howbury Centre, Howbury Centre, Slade Green Road, Erith, DA8 2HX
Pipeline pressure
NONE

Named schemes (500m)

Howbury Centre, Howbury Centre, Slade Green Road, Erith, DA8 2HX372 homes
completed
Howbury Centre Phase 3, Howbury Centre Phase 3, Slade Green Road, Erith, DA8 2HX96 homes
completed
FORMER COUNCIL DEPOT, R/O 216-222, FORMER COUNCIL DEPOT, R/O 216-222, SLADE GREEN ROAD, DA8 2JQ58 homes
completed
FORMER SLADE GREEN NURSERY, FORMER SLADE GREEN NURSERY, SLADE GREEN ROAD, DA8 2HX12 homes
completed
Former Slade Green Library, Former Slade Green Library, Elm Road, Erith, DA8 2HS5 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 2ED

Full postcodeDA8 2ED
Postcode districtDA8
BoroughLondon Borough of Bexley
WardSlade Green & Northend
Latitude51.474673
Longitude0.193385
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