Northumberland Heath · Bexley · Bexleyheath and Crayford constituency · 51.47532, 0.17320

DA8 3BB— Northumberland Heath, Bexley

Location and area intelligence for DA8 3BB, Northumberland Heath, Bexley

Strong, well-rated schools nearby

 

Schools 75%Safety 81/100Transport 30/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
50
Safety
81
Schools
49
Transport
30
Environment
71
Investment
40

The bottom line

DA8 3BB offers 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.

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Location

DA8 3BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-17.1% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for DA8 3BB

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

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Postcode Personality

🎓 Good Schools🔒 Very Safe

“Strong, well-rated schools nearby”

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How DA8 3BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

49

Education score

Fair for families
★ Top school within 1km
—

Primary

Christ Church (Erith) CofE Primary School

Not yet inspected · Inspected Jun 2025 · 4 min walk

KS2: 106.7

!

Secondary

Leigh Academy Bexley

Inadequate · Inspected May 2022 · 6 min walk

P8: -0.91A8: 33.1

75% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 55 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.8 incidents per 1,000 residents

Better than 53% of London
→ Stable

+17% vs borough

Crime by type

Violence & sexual offences34%
Other25%
Anti-social behaviour19%
Burglary8%
Vehicle crime6%
Drug offences4%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 1.6km

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,398/m²
Price per ft²£502/ft²
Avg floor area74.2 m²

EPC breakdown

C
14%
D
28%
E
4%

Based on 46 properties · Confidence: high

Street mix

Semi 74%Terraced 19%Detached 7%

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£185,500
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, 200 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

1995–2025 · CAGR

+6.6%

Total change

+582%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.4%

per year

Acceleration

-56.60

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 31 sales

Property Type Mix

Total: 31 sales

Detached6.5%
Semi-detached74.2%
Terraced19.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£78k+56%1.2
Post-dot-com plateau2001–2004£114k£160k+40.4%2
Pre-crash peak2006–2007£188k£285k+51.6%2
GFC & correction2010–2010£170k£170k+0%2
Help-to-Buy recovery2013–2016£210k£235k+11.9%1.7
Brexit uncertainty2017–2018£348k£375k+7.9%1.5
Pandemic surge2020–2020£373k£373k+0%1
Rate-rise correction2022–2023£495k£334k-32.5%1
Current market2024–2025£445k£341k-23.4%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.3% alpha

Semi-detached+1.3% α
Local
7.2%
District
5.9%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

ErithNational Rail
9 min walk
Abbey WoodElizabeth line
50 min walk
Barking RiversideSuffragette
79 min walk
Woolwich Arsenal DLR StationDLR
93 min walk
Dagenham Heathway Underground StationDistrict
95 min walk
No bus stops within 400m

9

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria79 min ↑
Waterloo74 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

13

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park456m
Santander docks (800m)0
Nearest cycle dock11.9 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: 17.6 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Wansunt Pit SSSI — 3.6 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

URGENT CARE CENTRE (ERITH)

ERITH HOSPITAL, PARK CRESCENT, DA8 3EE

6 min walk

6

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalErith and District Hospital · 483 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The White Hart (850 m)

No restaurants within 800m — nearest: McDonald's (631 m)

Nearest supermarket990 m
2 tennis courts1 sports halls

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)

838m

Post office

Nearby cafes

Munchies Cafe778 m
Tropical Cafe1.1 km

Nearby restaurants

McDonald's631 m
Starburger693 m
KFC707 m
The Sun735 m

Nearby pubs

The White Hart850 m
Running Horses870 m
The Ship1.1 km

Nearby gyms

Erith Leisure Centre404 m
King Henry School586 m

Nearby health

Erith and District Hospital483 m
Food hygiene (5-star)52% of 25

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

J'3 BUSINESS VENTURES LTD
OUTFIT MANAGEMENT LIMITED
SATWANT BISLA CONSTRUCTION LIMITED
VAS.GENERAL BUILDING LTD

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 score12/100
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

28

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,039m
Crossrail 2 route18,992m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,830 nationally

2,266

Est. population

8,719/km²

58%

Employed

29%

Degree educated

£34,800

Median income

4.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

48

Community stability

Age profile

32%
20%
20%
17%
Under 1832%
18–3420%
35–4921%
50–6417%
65+12%

Tenure

20%
26%
35%
Own outright20%
Own (mortgage)26%
Private rent9%
Social rent35%
Shared ownership9%
Rent free0%

Ethnicity

56%
23%
White British56%
White Other7%
Asian7%
Black23%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine28%
No car household24%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent35%
Private rent9%

vs. London

Income vs London-17.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
10
Local approval rate
64%
Borough approval rate
75%
Historic landfill (400m)
1
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)
2
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)

Land rear of 145, Land rear of 145, Frinsted Road, Erith, DA8 3LD9 homes
completed
21, 21, Stuart Mantle Way, Erith, DA8 3LG2 homes
completed
The Caretakers House, Lesney Park Primary School, 36, The Caretakers House, Lesney Park Primary School, 36, Lesney Park Road, DA8 3DG2 homes
completed
7, 7, Lesney Park Road, Erith, DA8 3DQ1 homes
completed
7, 7, Lesney Park, Elm Grove, Erith, DA8 3DP1 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
20.0%
Election year
2026
MP
Daniel Francis (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Sean Paul BrackstoneReform UK
Chris PurfieldReform UK

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Key facts for DA8 3BB

Full postcodeDA8 3BB
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.475319
Longitude0.173197
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