Slade Green & Northend · Bexley · Bexleyheath and Crayford constituency · 51.47394, 0.18603

DA8 2FT— Slade Green & Northend, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 30/100Yield 4.38%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
80
Schools
90
Transport
30
Environment
69
Investment
52

The bottom line

DA8 2FT 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: 50 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

DA8 2FT

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 2FT

🛡️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 2FT 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 · 5 min walk

KS2: 107.2

★★

Secondary

Haberdashers' Crayford Academy

Good · Inspected Nov 2022 · 26 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 · 66 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 2.4km

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area64 m²

EPC breakdown

B
1%
C
23%

Based on 24 properties · Confidence: medium

Street mix

Flat 100%

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£160,000
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.27 W/m²K
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2021–2022 · CAGR

+-10%

Total change

-10%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 24 sales

Property Type Mix

Total: 24 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£290k£290k+0%22
Rate-rise correction2022–2022£261k£261k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-21.2% alpha

Flat/maisonette-21.2% α
Local
-10%
District
11.2%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
9 min walk
Abbey WoodElizabeth line
61 min walk
Barking RiversideSuffragette
88 min walk
Dagenham East Underground StationDistrict
99 min walk
Dagenham Heathway Underground StationDistrict
100 min walk
No bus stops within 400m

21

Walkability score

137

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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park90m
Santander docks (800m)0
Nearest cycle dock12.8 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: 18.5 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Wansunt Pit SSSI — 3.5 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): 1

Landslide susceptibility: Low

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

3

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 · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

2

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 Corner Pin (574 m)

Nearest supermarket1.4 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)

865m

Post office

Nearby shops

Budgens349 m
The Royal Alfred504 m
Morrisons Daily723 m
Northend Mini Market1.2 km

Nearby cafes

Morrisons Cafe697 m

Nearby restaurants

McDonald's620 m
KFC623 m
Beijing807 m
Afishionados812 m

Nearby pubs

The Corner Pin574 m
The White Hart848 m
Running Horses1.0 km

Nearby gyms

Erith Leisure Centre578 m

Nearby pharmacies

Daysol Pharmacy1.2 km
Food hygiene (5-star)73% of 22

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

PIZZA MARIANO LTD
SEAFOOD XPRESS LTD
UNI ADVISORY LTD

Investment

Investment grade, yield and market outlook

52

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 score16/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

39.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,917m
Crossrail 2 route19,868m

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)
3
Development activity
low
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
33%
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)
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
PART OF FORMER T.A.C. SITE, PART OF FORMER T.A.C. SITE, MANOR ROAD, DA8144 homes
completed
Former Linpac Corrugated Cases Ltd, Former Linpac Corrugated Cases Ltd, Richmer Road, Erith, DA8 2HN117 homes
completed
Playground/Gamescourt Area Rear Of 14-22, Playground/Gamescourt Area Rear Of 14-22, Maynard Close, Erith, DA8 2BQ15 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 2FT

Full postcodeDA8 2FT
Postcode districtDA8
BoroughLondon Borough of Bexley
WardSlade Green & Northend
Latitude51.473938
Longitude0.186034
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