Slade Green & Northend · Bexley · Bexleyheath and Crayford constituency · 51.47579, 0.18774

DA8 2PW— Slade Green & Northend, Bexley

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

The practical family move

 

Schools 100%Safety 76/100Transport 32/100Yield 4.38%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
52
Safety
76
Schools
90
Transport
32
Environment
67
Investment
61

The bottom line

DA8 2PW 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 2PW

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 2PW

🛡️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 2PW 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 · 5 min walk

KS2: 107.7

★★

Secondary

Haberdashers' Crayford Academy

Good · Inspected Nov 2022 · 29 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 · 67 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

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Erith Fire Station · 2.4km

Crime is +40% above London average

Property

Prices, sales volume and market trends

Avg floor area39.8 m²

EPC breakdown

B
2%
C
24%
D
15%

Based on 41 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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£99,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2023 · CAGR

+2.6%

Total change

+80%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.5%

per year

Acceleration

+37.47

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 61 sales

Property Type Mix

Total: 61 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£60k£60k+0%3
Post-dot-com plateau2001–2003£68k£82k+20.6%5.7
Pre-crash peak2006–2007£87k£74k-15.2%4.5
GFC & correction2008–2012£71k£100k+40.8%2
Help-to-Buy recovery2013–2016£80k£93k+16.3%2
Brexit uncertainty2017–2019£105k£120k+14.3%4.7
Pandemic surge2020–2021£140k£100k-28.9%2.5
Rate-rise correction2023–2023£108k£108k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.3% alpha

Flat/maisonette-4.3% α
Local
2.4%
District
6.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing6
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
11 min walk
Abbey WoodElizabeth line
62 min walk
Barking RiversideSuffragette
87 min walk
Dagenham East Underground StationDistrict
97 min walk
Dagenham Heathway Underground StationDistrict
98 min walk
No bus stops within 400m

21

Walkability score

142

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 park324m
Santander docks (800m)0
Nearest cycle dock12.9 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 AONB3% green spaceTree canopy: 10%
Less green space than 85% 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

Nearest hospitalErith and District Hospital · 1.5 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

28

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Corner Pin (617 m)

Nearest supermarket1.3 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)

749m

Post office

Nearby shops

The Royal Alfred317 m
Budgens439 m
Morrisons Daily876 m

Nearby cafes

Morrisons Cafe530 m

Nearby restaurants

KFC540 m
McDonald's567 m
Subway745 m
Starburger763 m

Nearby pubs

The Corner Pin617 m
The White Hart728 m
Running Horses891 m

Nearby gyms

Erith Leisure Centre629 m
Food hygiene (5-star)80% of 20

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

ATUOBENG SOLUTIONS LIMITED
BIG BEN EDUCATION LTD
JACK OF ALL TRADES - JOAT LTD
MNG STRATEGIA LTD
VENTURAZ LTD

Investment

Investment grade, yield and market outlook

61

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score12/100

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

20.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,050m
Crossrail 2 route19,893m

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
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
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
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
Howbury Centre Phase 3, Howbury Centre Phase 3, Slade Green Road, Erith, DA8 2HX96 homes
completed
LAND OFF, LAND OFF, WHARFSIDE CLOSE, DA8 2AB30 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 2PW

Full postcodeDA8 2PW
Postcode districtDA8
BoroughLondon Borough of Bexley
WardSlade Green & Northend
Latitude51.475786
Longitude0.187735
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
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