Slade Green & Northend · Bexley · Bexleyheath and Crayford constituency · 51.47023, 0.19507

DA8 2LU— Slade Green & Northend, Bexley

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

 

Schools 100%Safety 10/100Transport 37/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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

Liveability
37
Safety
10
Schools
90
Transport
37
Environment
72
Investment
40

The bottom line

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

The catch: 46 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

DA8 2LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
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 2LU

🛡️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 2LU 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 · 4 min walk

KS2: 102.3

★★

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 · 75 min walk

3 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

Violence & sexual offences33%
Other32%
Anti-social behaviour17%
Vehicle crime8%
Drug offences5%
Burglary4%
Robbery1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Erith Fire Station · 3.2km

Crime is +669% 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£5,780/m²
Price per ft²£537/ft²
Avg floor area62.5 m²

EPC breakdown

C
33%
D
76%
E
1%

Based on 110 properties · Confidence: high

Street mix

Semi 16%Terraced 84%

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£156,250
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
WallsCavity wall, filled cavity
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

1999–2025 · CAGR

+6.4%

Total change

+396%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.8%

per year

Acceleration

+27.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached13.6%
Terraced86.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£71k£71k+0%1
Post-dot-com plateau2001–2004£87k£156k+79.3%2.2
Pre-crash peak2006–2007£160k£173k+8.1%1.5
GFC & correction2008–2011£180k£156k-13.3%1
Help-to-Buy recovery2016–2016£285k£285k+0%1
Brexit uncertainty2017–2019£288k£375k+30.4%1.3
Pandemic surge2020–2020£315k£315k+0%1
Current market2025–2025£352k£352k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
7.8%
District
7.4%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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
70 min walk
Barking RiversideSuffragette
97 min walk
Dagenham East Underground StationDistrict
106 min walk
Dagenham Heathway Underground StationDistrict
108 min walk
No bus stops within 400m

6

Walkability score

27

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park587m
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 AONB17% green spaceTree canopy: 13%
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: 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

5 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 · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarket2.1 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
664 licensed premises in borough268 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Morrisons Daily381 m
Budgens403 m

Nearby pubs

The Corner Pin185 m
Food hygiene (5-star)81% of 16

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

ABBIE LIMITED
BIG BROTHER BUILDING SERVICES LTD
EJAY'S SENDSATIONAL FAMILY CENTRE CIC
ENHANCED STEPS SUPPORT SERVICES LTD
JOJOVMAGNIFIQUE LIMITED

+3 more

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 score11/100
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

35.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,523m
Crossrail 2 route20,610m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,490 nationally

1,593

Est. population

2,479/km²

56%

Employed

23%

Degree educated

£35,600

Median income

4.2%

Claimant rate

SuburbanLow densitySocially diverse / deprived

45

Community stability

Age profile

29%
20%
19%
21%
Under 1829%
18–3420%
35–4919%
50–6421%
65+10%

Tenure

18%
60%
Own outright12%
Own (mortgage)18%
Private rent10%
Social rent60%
Shared ownership1%
Rent free0%

Ethnicity

65%
19%
White British65%
White Other6%
Asian5%
Black19%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine34%
No car household32%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Social rent60%
Private rent10%

vs. London

Income vs London-15.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
3
Local approval rate
60%
Borough approval rate
75%
Historic landfill (400m)
4
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)
0
Largest scheme
372 homes · Howbury Centre, Howbury Centre, Slade Green Road, Erith, DA8 2HX
Pipeline pressure
NONE

Named schemes (500m)

REMAINDER OF SITE A, HOWBURY PARK, REMAINDER OF SITE A, HOWBURY PARK, SLADE GREEN ROAD, DA8 2JQ68 homes
completed
FORMER COUNCIL DEPOT, R/O 216-222, FORMER COUNCIL DEPOT, R/O 216-222, SLADE GREEN ROAD, DA8 2JQ58 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
HAZEL ROAD ESTATE, SITE B NORTH SIDE, HAZEL ROAD ESTATE, SITE B NORTH SIDE, HAZEL ROAD, DA8 2LT25 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 2LU

Full postcodeDA8 2LU
Postcode districtDA8
BoroughLondon Borough of Bexley
WardSlade Green & Northend
Latitude51.470226
Longitude0.195072
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