Slade Green & Northend · Bexley · Bexleyheath and Crayford constituency · 51.47586, 0.18688

DA8 2PL— Slade Green & Northend, Bexley

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

The hidden gem

 

Schools 100%Safety 76/100Transport 32/100Yield 11.17%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
54
Safety
76
Schools
77
Transport
32
Environment
68
Investment
59

The bottom line

DA8 2PL offers exceptional schools (100% Good/Outstanding) and low crime at £145,000 median — strong value for Families who can accept its trade-offs.

The catches: 50 min to canary wharf — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

DA8 2PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-72.1% vs London avg
vs London income-15.2% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for DA8 2PL

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

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“The hidden gem”

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How DA8 2PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

77

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Haberdashers' Slade Green Primary

Good · Inspected Feb 2024 · 5 min walk

KS2: 107.7

!

Secondary

Leigh Academy Bexley

Inadequate · Inspected May 2022 · 18 min walk

P8: -0.91A8: 33.1

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 · 66 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

91.0 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

+73% vs borough

Crime by type

Other32%
Violence & sexual offences28%
Anti-social behaviour23%
Drug offences6%
Vehicle crime6%
Burglary3%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Erith Fire Station · 2.4km

Crime is +40% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£145,000

Median sale price

Bottom 25% — 72% below London median

£145,000 is 72% below the London median (£520,000)

-6.9%

This year

Flat

Dominant type

Price history

5-year change
+28.6%
Sales (24 months)5
New build0.0%
Avg flat£145,000
Price per m²£3,066/m²
Price per ft²£285/ft²
Avg floor area47.8 m²

EPC breakdown

C
25%
D
38%
E
5%
F
1%

Based on 69 properties · Confidence: high

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£4,350

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

4.1×

Price-to-income

£725/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£119,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2000–2026 · CAGR

+3.4%

Total change

+140%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.6%

per year

Acceleration

+12.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 111 sales

Property Type Mix

Total: 111 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£56k£56k+0%5
Post-dot-com plateau2001–2004£59k£90k+53.8%11.2
Pre-crash peak2005–2007£97k£108k+11.3%5.7
GFC & correction2008–2012£114k£75k-34.2%1.8
Help-to-Buy recovery2013–2016£103k£135k+31.7%3.8
Brexit uncertainty2017–2019£148k£155k+4.7%2.3
Pandemic surge2020–2021£149k£113k-24.2%1.5
Rate-rise correction2022–2023£150k£139k-7.7%3
Current market2024–2026£196k£135k-31.1%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
4%
District
5.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Slade Green

Nearby stations

Slade GreenNational Rail
12 min walk
Abbey WoodElizabeth line
61 min walk
Barking RiversideSuffragette
86 min walk
Dagenham East Underground StationDistrict
97 min walk
Dagenham Heathway Underground StationDistrict
98 min walk
No bus stops within 400m

22

Walkability score

148

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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park302m
Santander docks (800m)0
Nearest cycle dock12.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 AONB4% green spaceTree canopy: 10%
Less green space than 81% of London

Nearest SSSI: Inner Thames Marshes SSSI — 3.0 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

8 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 · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Corner Pin (663 m)

Nearest supermarket1.2 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)

706m

Post office

Nearby shops

The Royal Alfred294 m
Budgens473 m
Morrisons Daily900 m

Nearby cafes

Morrisons Cafe501 m

Nearby restaurants

KFC489 m
McDonald's512 m
Subway698 m
Starburger713 m

Nearby pubs

The Corner Pin663 m
The White Hart686 m
Running Horses848 m

Nearby gyms

Erith Leisure Centre569 m
Food hygiene (5-star)74% of 19

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

BIBIRANKY FASHION AND BEAUTY LIMITED
BIBIRANKY SERVICES LIMITED
MITELLA LTD
SGDM LTD
SHAMANIC ME LTD

+1 more

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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
11.2% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score21/100
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

54.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,991m
Crossrail 2 route19,835m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,149 nationally

1,693

Est. population

8,838/km²

59%

Employed

35%

Degree educated

£35,600

Median income

6.4%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

38

Community stability

Age profile

31%
19%
26%
18%
Under 1831%
18–3419%
35–4926%
50–6418%
65+6%

Tenure

25%
31%
33%
Own outright10%
Own (mortgage)25%
Private rent31%
Social rent33%
Shared ownership0%
Rent free0%

Ethnicity

44%
34%
White British44%
White Other9%
Asian5%
Black34%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine30%
No car household43%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent33%
Private rent31%

vs. London

Income vs London-15.2%
Price vs London-72.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
5
Local approval rate
33%
Borough approval rate
75%
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)
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)

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
LAND OFF, LAND OFF, WHARFSIDE CLOSE, DA8 2AB30 homes
completed
SITE BETWEEN, 61-65, SITE BETWEEN, 61-65, MANOR ROAD, CRESCENT ROAD (19-25), DA8 2AU28 homes
completed
101, 101, Manor Road, Erith, DA8 2AQ7 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£145,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for DA8 2PL

Full postcodeDA8 2PL
Postcode districtDA8
BoroughLondon Borough of Bexley
WardSlade Green & Northend
Latitude51.475865
Longitude0.186875
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