Slade Green & Northend · Bexley · Bexleyheath and Crayford constituency · 51.47690, 0.18672

DA8 2PN— Slade Green & Northend, Bexley

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

The practical family move

 

Schools 100%Safety 76/100Transport 31/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
52
Safety
76
Schools
77
Transport
31
Environment
68
Investment
48

The bottom line

DA8 2PN offers exceptional schools (100% Good/Outstanding) and low crime — 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 2PN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for DA8 2PN

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How DA8 2PN 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 · 6 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

4 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Erith Fire Station · 2.3km

Crime is +40% 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£3,493/m²
Price per ft²£325/ft²
Avg floor area45.9 m²

EPC breakdown

C
23%
D
34%
E
9%

Based on 66 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£114,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2024 · CAGR

+4.5%

Total change

+186%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

+20.96

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 101 sales

Property Type Mix

Total: 101 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%4
Post-dot-com plateau2001–2004£58k£96k+67.8%10.8
Pre-crash peak2005–2007£100k£105k+5%5.7
GFC & correction2008–2012£80k£82k+3.1%1.2
Help-to-Buy recovery2013–2016£78k£157k+102.9%4.5
Brexit uncertainty2017–2019£142k£139k-2.1%2.3
Pandemic surge2020–2021£150k£172k+14.3%1.5
Rate-rise correction2022–2023£175k£150k-14.3%1
Current market2024–2024£160k£160k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
4.5%
District
5.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
13 min walk
Abbey WoodElizabeth line
60 min walk
Barking RiversideSuffragette
85 min walk
Dagenham East Underground StationDistrict
95 min walk
Dagenham Heathway Underground StationDistrict
96 min walk
No bus stops within 400m

23

Walkability score

164

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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park387m
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 waterLOW
Low
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: 18.4 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 81% of London

Nearest SSSI: Inner Thames Marshes SSSI — 2.9 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

RIVERSIDE SURGERY

ERITH HEALTH CENTRE, 50 PIER ROAD, DA8 1RQ

6 min walk

63%

Recommend GP

63%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

Nearest hospitalErith and District Hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.2 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 White Hart (587 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)

609m

Post office

Nearby shops

The Royal Alfred178 m
Budgens581 m
Morrisons Daily1.0 km

Nearby cafes

Morrisons Cafe389 m

Nearby restaurants

KFC411 m
McDonald's447 m
Subway608 m
Starburger631 m

Nearby pubs

The White Hart587 m
Running Horses751 m
The Corner Pin759 m

Nearby gyms

Erith Leisure Centre558 m
Food hygiene (5-star)76% of 21

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

ABDM FREIGHT SERVICES LTD
ELITS AG LTD
ELITS AG PROPERTIES LTD
GOOD HEADMASTER LIMITED
SVOSVE LIMITED

Investment

Investment grade, yield and market outlook

48

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

36.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,990m
Crossrail 2 route19,780m

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%

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)
3
Planning apps (3 years)
6
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)
7
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
LAND OFF, LAND OFF, WHARFSIDE CLOSE, DA8 2AB64 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
LAND OFF, LAND OFF, MANOR ROAD, DA8 2AB28 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 2PN

Full postcodeDA8 2PN
Postcode districtDA8
BoroughLondon Borough of Bexley
WardSlade Green & Northend
Latitude51.476902
Longitude0.186723
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