Slade Green & Northend · Bexley · Bexleyheath and Crayford constituency · 51.47126, 0.18503

DA8 2HP— Slade Green & Northend, Bexley

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

 

Schools 100%Safety 72/100Transport 33/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
53
Safety
72
Schools
90
Transport
33
Environment
71
Investment
40

The bottom line

DA8 2HP 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 2HP

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+82.0% vs London avg

Deep-dive guides for DA8 2HP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How DA8 2HP 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 · 22 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 · 67 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+124% vs borough

Crime by type

Other32%
Violence & sexual offences30%
Anti-social behaviour21%
Drug offences6%
Vehicle crime6%
Robbery4%
Burglary1%
Theft1%

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 · 2.5km

Crime is +82% 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£4,632/m²
Price per ft²£430/ft²
Avg floor area76.7 m²

EPC breakdown

C
3%
D
8%
E
4%

Based on 15 properties · Confidence: medium

Street mix

Semi 32%Terraced 46%Detached 5%Flat 18%

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£191,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 75 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

1995–2024 · CAGR

+6%

Total change

+445%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.7%

per year

Acceleration

+39.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 21 sales

Property Type Mix

Total: 21 sales

Detached4.8%
Semi-detached33.3%
Terraced47.6%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£67k£67k-0.7%1.2
Post-dot-com plateau2002–2004£125k£180k+44%1
Pre-crash peak2005–2007£200k£250k+24.8%1
GFC & correction2009–2012£180k£163k-9.2%1.3
Help-to-Buy recovery2014–2016£160k£260k+62.5%1.5
Brexit uncertainty2019–2019£292k£292k+0%1
Pandemic surge2021–2021£270k£270k+0%1
Rate-rise correction2022–2022£265k£265k+0%1
Current market2024–2024£365k£365k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
103 min walk
Dagenham Heathway Underground StationDistrict
103 min walk
No bus stops within 400m

12

Walkability score

74

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 park134m
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 waterMEDIUM
Medium
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: 13%
Above average green space

Nearest SSSI: Wansunt Pit SSSI — 3.1 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)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Corner Pin (574 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

Budgens368 m
Morrisons Daily527 m
The Royal Alfred806 m
Northend Mini Market851 m

Nearby cafes

Morrisons Cafe988 m

Nearby restaurants

Beijing506 m
Afishionados511 m
Kebab Side839 m
Parkside Restaurant & Cafe843 m

Nearby pubs

The Corner Pin574 m
The White Hart1.1 km

Nearby gyms

Erith Leisure Centre722 m

Nearby pharmacies

Daysol Pharmacy847 m
Food hygiene (5-star)78% of 27

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

CRIMS CARE LIMITED
GATEWAY RECRUITMENT AGENCY LTD.

Investment

Investment grade, yield and market outlook

40

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 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

32.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,830m
Crossrail 2 route19,927m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,202 nationally

1,338

Est. population

8,458/km²

59%

Employed

29%

Degree educated

£35,600

Median income

6.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

51

Community stability

Age profile

29%
19%
20%
21%
Under 1829%
18–3419%
35–4920%
50–6421%
65+12%

Tenure

20%
35%
32%
Own outright20%
Own (mortgage)35%
Private rent13%
Social rent32%
Shared ownership1%

Ethnicity

55%
22%
White British55%
White Other11%
Asian7%
Black22%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine29%
No car household27%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent32%
Private rent13%

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)
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)
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
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 2HP

Full postcodeDA8 2HP
Postcode districtDA8
BoroughLondon Borough of Bexley
WardSlade Green & Northend
Latitude51.471259
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
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey