Slade Green & Northend · Bexley · Bexleyheath and Crayford constituency · 51.47617, 0.19717

DA8 2HF— Slade Green & Northend, Bexley

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

 

Schools 100%Safety 10/100Transport 29/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Owner-occupiers

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

Liveability
37
Safety
10
Schools
90
Transport
29
Environment
67
Investment
42

The bottom line

DA8 2HF offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catches: 46 min to canary wharf — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

DA8 2HF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowEstablished mixed
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.2% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for DA8 2HF

🛡️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 high crime
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How DA8 2HF 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 · 7 min walk

KS2: 102.3

★★

Secondary

Haberdashers' Crayford Academy

Good · Inspected Nov 2022 · 32 min walk

P8: -0.08A8: 44.7

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 75 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+848% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other32%
Violence & sexual offences28%
Anti-social behaviour19%
Vehicle crime9%
Drug offences6%
Burglary3%
Theft1%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Fire Station · 3.7km

Crime is +669% 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£4,591/m²
Price per ft²£426/ft²
Avg floor area51.6 m²

EPC breakdown

B
2%
C
24%
D
1%

Based on 27 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£129,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+6.2%

Total change

+383%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.1%

per year

Acceleration

+4.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 53 sales

Property Type Mix

Total: 53 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£52k£56k+7.7%2
Post-dot-com plateau2001–2004£70k£105k+50%4
Pre-crash peak2005–2007£116k£121k+4.3%4
GFC & correction2008–2008£125k£125k+0%1
Help-to-Buy recovery2013–2016£104k£170k+63.5%2.2
Brexit uncertainty2017–2019£167k£160k-4.2%1
Pandemic surge2020–2021£190k£191k+0.3%1.5
Rate-rise correction2022–2023£221k£200k-9.3%1
Current market2024–2025£220k£251k+14.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
5.9%
District
5.6%

CAGR over 24yr 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 Timing2
Trend Position10

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
13 min walk
Abbey WoodElizabeth line
69 min walk
Barking RiversideSuffragette
93 min walk
Dagenham East Underground StationDistrict
98 min walk
Dagenham Heathway Underground StationDistrict
101 min walk
No bus stops within 400m

3

Walkability score

2

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

2

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)3
Nearest car park294m
Santander docks (800m)0
Nearest cycle dock13.5 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: 19.2 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 96% of London

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

SLADE GREEN MEDICAL CTR.

156 BRIDGE ROAD, SLADE GREEN, DA8 2HS

10 min walk

68%

Recommend GP

68%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalErith and District Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Corner Pin (590 m)

Nearest supermarket1.8 km
1 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)

1.2km

Post office

Nearby shops

Budgens663 m
Morrisons Daily999 m

Nearby pubs

The Corner Pin590 m
Food hygiene (5-star)78% of 9

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

MARVID'S LTD
OTISBOUNTY COURIER SERVICES LIMITED

Investment

Investment grade, yield and market outlook

42

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 score14/100
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

48.7

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,706m
Crossrail 2 route20,481m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,673 nationally

2,050

Est. population

2,768/km²

65%

Employed

42%

Degree educated

£35,600

Median income

3.6%

Claimant rate

SuburbanLow densityEstablished mixed

52

Community stability

Age profile

32%
18%
23%
19%
Under 1832%
18–3418%
35–4923%
50–6419%
65+8%

Tenure

16%
47%
16%
20%
Own outright16%
Own (mortgage)47%
Private rent16%
Social rent20%
Shared ownership1%

Ethnicity

38%
41%
White British38%
White Other7%
Asian8%
Black41%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine24%
No car household21%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Social rent20%
Private rent16%

vs. London

Income vs London-15.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
2
Local approval rate
50%
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)
1

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)

LAND FRONTING, LAND FRONTING, SLADE GREEN ROAD, DA8 2JQ145 homes
completed
LAND ADJACENT TO FORMER COUNCIL DEPOT, LAND ADJACENT TO FORMER COUNCIL DEPOT, SLADE GREEN ROAD, DA8 2JQ19 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 2HF

Full postcodeDA8 2HF
Postcode districtDA8
BoroughLondon Borough of Bexley
WardSlade Green & Northend
Latitude51.476167
Longitude0.197172
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