Slade Green & Northend · Bexley · Bexleyheath and Crayford constituency · 51.47097, 0.18922

DA8 2JB— Slade Green & Northend, Bexley

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

 

Schools 100%Safety 72/100Transport 36/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
52
Safety
72
Schools
90
Transport
36
Environment
74
Investment
41

The bottom line

DA8 2JB 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 2JB

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 2JB

🛡️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🌳 Good Parks🔒 Very Safe
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How DA8 2JB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Haberdashers' Slade Green Primary

Good · Inspected Feb 2024 · 3 min walk

KS2: 107.7

★★

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 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 70 min walk

3 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 · 2.8km

Crime is +82% 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£5,825/m²
Price per ft²£541/ft²
Avg floor area53.2 m²

EPC breakdown

C
8%
D
10%
E
3%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 13%Terraced 87%

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£133,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1995–2025 · CAGR

+7.2%

Total change

+705%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.8%

per year

Acceleration

+23.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached13.3%
Terraced86.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£50k£64k+27%1.8
Post-dot-com plateau2001–2004£93k£152k+63.3%2.2
Pre-crash peak2005–2007£156k£164k+5.1%2
GFC & correction2012–2012£125k£125k+0%1
Help-to-Buy recovery2015–2015£249k£249k+0%2
Brexit uncertainty2017–2018£310k£335k+8.1%1
Pandemic surge2020–2021£325k£325k+0%1.5
Current market2025–2025£403k£403k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.9% alpha

Terraced+0.9% α
Local
7.2%
District
6.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Slade Green

Nearby stations

Slade GreenNational Rail
5 min walk
Abbey WoodElizabeth line
65 min walk
Barking RiversideSuffragette
93 min walk
Dagenham East Underground StationDistrict
104 min walk
Dagenham Heathway Underground StationDistrict
105 min walk
No bus stops within 400m

10

Walkability score

54

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

13

Car parks (800m)

1

EV chargers (800m)

Nearest car park186m
Santander docks (800m)0
Nearest cycle dock13.1 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: 18.8 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 37%
More green space than 80% of London

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): 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

1 min walk

68%

Recommend GP

68%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalErith and District Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Corner Pin (287 m)

No restaurants within 800m — nearest: Beijing (666 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)

1.3km

Post office

Nearby shops

Budgens144 m
Morrisons Daily333 m
The Royal Alfred860 m
Northend Mini Market942 m

Nearby cafes

Morrisons Cafe1.1 km

Nearby restaurants

Beijing666 m
Afishionados673 m
Kebab Side934 m
Parkside Restaurant & Cafe936 m

Nearby pubs

The Corner Pin287 m

Nearby pharmacies

Daysol Pharmacy939 m
Food hygiene (5-star)82% of 17

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

OLIVE INTEGRATED SYSTEMS LIMITED
STARLIGHT ROYALLE INVESTMENTS LIMITED

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 score12/100
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

32.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,119m
Crossrail 2 route20,205m

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)
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)
7
Local approval rate
33%
Borough approval rate
75%
Historic landfill (400m)
3
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)
2
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
Former Linpac Corrugated Cases Ltd, Former Linpac Corrugated Cases Ltd, Richmer Road, Erith, DA8 2HN117 homes
completed
Howbury Centre Phase 3, Howbury Centre Phase 3, Slade Green Road, Erith, DA8 2HX96 homes
completed
HAZEL ROAD ESTATE, SITE B SOUTH SIDE, HAZEL ROAD ESTATE, SITE B SOUTH SIDE, HAZEL ROAD, DA8 2LX57 homes
completed
HAZEL ROAD ESTATE, SITE A, HAZEL ROAD ESTATE, SITE A, HAZEL ROAD, DA8 2LX51 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 2JB

Full postcodeDA8 2JB
Postcode districtDA8
BoroughLondon Borough of Bexley
WardSlade Green & Northend
Latitude51.470974
Longitude0.189219
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
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