Slade Green & Northend · Bexley · Bexleyheath and Crayford constituency · 51.47156, 0.18503

DA8 2HL— Slade Green & Northend, Bexley

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

Strong, well-rated schools nearby

 

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

Best for: Families

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

Liveability
53
Safety
76
Schools
90
Transport
33
Environment
71
Investment
52

The bottom line

DA8 2HL 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 2HL

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+41.0% vs London avg

Deep-dive guides for DA8 2HL

🛡️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 2HL 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 · 3 min walk

KS2: 107.2

★★

Secondary

Haberdashers' Crayford Academy

Good · Inspected Nov 2022 · 23 min walk

P8: -0.08A8: 44.7

100% of local schools rated Good or Outstanding · based on 5 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

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)

3

Incidents (5yr)

Nearest station: Erith Fire Station · 2.5km

Crime is +41% above London average

Property

Prices, sales volume and market trends

Avg floor area75 m²

EPC breakdown

C
17%
D
18%
F
1%

Based on 36 properties · Confidence: high

Street mix

Terraced 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£187,500
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, as built, no insulation (assumed)
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

2002–2022 · CAGR

+8.6%

Total change

+423%

Market Activity

Price Velocity & Acceleration

Current Velocity

+85.5%

per year

Acceleration

+84.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 11 sales

Property Type Mix

Total: 11 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£110k£153k+39.1%1
Pre-crash peak2007–2007£180k£180k+0%1
GFC & correction2009–2009£135k£135k+0%1
Help-to-Buy recovery2014–2016£210k£267k+27.1%1
Brexit uncertainty2018–2019£308k£310k+0.6%1
Rate-rise correction2022–2022£575k£575k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
7 min walk
Abbey WoodElizabeth line
62 min walk
Barking RiversideSuffragette
90 min walk
Dagenham East Underground StationDistrict
102 min walk
Dagenham Heathway Underground StationDistrict
103 min walk
No bus stops within 400m

13

Walkability score

90

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)

1

EV chargers (800m)

Nearest car park110m
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 AONB16% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Wansunt Pit SSSI — 3.2 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

4 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 · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Corner Pin (573 m)

Nearest supermarket1.6 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)

1.1km

Post office

Nearby shops

Budgens361 m
Morrisons Daily550 m
The Royal Alfred772 m
Northend Mini Market884 m

Nearby cafes

Morrisons Cafe954 m

Nearby restaurants

Beijing537 m
Afishionados542 m
McDonald's820 m
KFC841 m

Nearby pubs

The Corner Pin573 m
The White Hart1.1 km

Nearby gyms

Erith Leisure Centre695 m

Nearby pharmacies

Daysol Pharmacy880 m
Food hygiene (5-star)76% of 29

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

3M PROPERTIES LIMITED
FONE ZONE INTL LTD
FOOD TREASURE-UK 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 score11/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

15.8

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,832m
Crossrail 2 route19,913m

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

SuburbanHigh 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
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
5
Local approval rate
25%
Borough approval rate
75%
Historic landfill (400m)
2
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)
10
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
BIFFA WASTE DEPOT INCLUDING, 30-34, BIFFA WASTE DEPOT INCLUDING, 30-34, THE NURSERY, DA822 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 2HL

Full postcodeDA8 2HL
Postcode districtDA8
BoroughLondon Borough of Bexley
WardSlade Green & Northend
Latitude51.471564
Longitude0.185028
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
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TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
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