Slade Green & Northend · Bexley · Bexleyheath and Crayford constituency · 51.46567, 0.17876

DA8 3AD— Slade Green & Northend, Bexley

Location and area intelligence for DA8 3AD, Slade Green & Northend, Bexley

The family fortress

 

Schools 100%Safety 80/100Transport 28/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

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

Liveability
54
Safety
80
Schools
90
Transport
28
Environment
73
Investment
43

The bottom line

DA8 3AD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 52 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how DA8 3AD scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how DA8 3AD meets your needs.

Location

DA8 3AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-17.1% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for DA8 3AD

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare DA8 3AD with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How DA8 3AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Peareswood Primary School

Not yet inspected · 8 min walk

KS2: 107.2

★★

Secondary

Haberdashers' Crayford Academy

Good · Inspected Nov 2022 · 15 min walk

P8: -0.08A8: 44.7

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 65 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.5 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

+38% vs borough

Crime by type

Violence & sexual offences35%
Other27%
Anti-social behaviour16%
Vehicle crime7%
Drug offences6%
Burglary4%
Robbery3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 1.8km

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,385/m²
Price per ft²£500/ft²
Avg floor area70.3 m²

EPC breakdown

C
12%
D
19%
E
1%

Based on 32 properties · Confidence: high

Street mix

Semi 56%Terraced 3%Flat 41%

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 costMedium
Rebuild cost estimate£175,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
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

1995–2026 · CAGR

+5.8%

Total change

+479%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.4%

per year

Acceleration

-5.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached56.4%
Terraced2.6%
Flat/maisonette41%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£91k+44.8%1.8
Post-dot-com plateau2001–2004£73k£155k+113.8%2
Pre-crash peak2005–2007£157k£189k+20.6%1.7
GFC & correction2008–2011£162k£160k-0.8%1.5
Help-to-Buy recovery2013–2016£160k£235k+46.9%1.5
Brexit uncertainty2017–2019£248k£250k+1%2
Pandemic surge2020–2021£264k£325k+23.2%1.5
Rate-rise correction2022–2022£395k£395k+0%1
Current market2025–2026£390k£365k-6.4%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Semi-detached-0.5% α
Local
5.6%
District
6.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing9
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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
61 min walk
Barking RiversideSuffragette
93 min walk
Woolwich Arsenal DLR StationDLR
101 min walk
Dagenham Heathway Underground StationDistrict
109 min walk
No bus stops within 400m

16

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria72 min ↑
Waterloo67 min ↑
Canary Wharf ★52 min
City68 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)

1

EV chargers (800m)

Nearest car park231m
Santander docks (800m)0
Nearest cycle dock12.4 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: 18.2 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Wansunt Pit SSSI — 2.5 km

Energy

Solar: 868 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

Landslide susceptibility: Medium

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 yield868.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

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

12 min walk

68%

Recommend GP

68%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

6

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

Nearest supermarket2.1 km

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)

1.7km

Post office

Nearby shops

Northend Mini Market293 m
Londis310 m

Nearby restaurants

Afishionados263 m
Beijing270 m
Kebab Side276 m
Parkside Restaurant & Cafe282 m

Nearby gyms

Erith Leisure Centre1.2 km

Nearby pharmacies

Daysol Pharmacy288 m
Food hygiene (5-star)57% of 23

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

ASQUARED LIVING LTD
D.D JOHNSON CONSULTING LTD
FRESH FRAGRANCE LTD
SOAS CONSULTANCY LIMITED

Investment

Investment grade, yield and market outlook

43

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 score13/100
Sales last 12 months2

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

17/100

Velocity score

Future outlook

31.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,380m
Crossrail 2 route19,807m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,301 nationally

1,490

Est. population

6,017/km²

58%

Employed

28%

Degree educated

£34,800

Median income

5.7%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

50

Community stability

Age profile

28%
21%
18%
19%
14%
Under 1828%
18–3421%
35–4918%
50–6419%
65+14%

Tenure

24%
28%
13%
34%
Own outright24%
Own (mortgage)28%
Private rent13%
Social rent34%
Shared ownership0%

Ethnicity

59%
24%
White British59%
White Other6%
Asian6%
Black24%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine26%
No car household33%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent34%
Private rent13%

vs. London

Income vs London-17.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
7
Local approval rate
40%
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)
6
Largest scheme
161 homes · Field adjacent Victoria Scott Court, 30, Field adjacent Victoria Scott Court, 30, Perry Street, Crayford, DA1
Pipeline pressure
NONE

Named schemes (500m)

The Harrow Inn, 119, The Harrow Inn, 119, Northend Road, Erith, DA8 3PZ16 homes
completed
St Joseph's Church, St Joseph's Church, Bridge Road, Erith, DA8 2BX14 homes
completed
Venners, Venners, Wessex Drive, Erith, DA8 3AA10 homes
completed
FORMER POLICE STATION, 22-26, FORMER POLICE STATION, 22-26, ERITH HIGH STREET, DA8 1QY10 homes
completed
17, 17, Perry Street, Crayford, DA1 4RB5 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

Live in DA8 3AD? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for DA8 3AD.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Bexley with nearby boroughs:

Bexley vs LewishamBexley vs GreenwichBexley vs Bromley

Similar postcodes

Frequently asked questions

📍 Track DA8 3AD

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for DA8 3AD

Full postcodeDA8 3AD
Postcode districtDA8
BoroughLondon Borough of Bexley
WardSlade Green & Northend
Latitude51.465674
Longitude0.178757
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