Northumberland Heath · Bexley · Bexleyheath and Crayford constituency · 51.47577, 0.17459

DA8 3BD— Northumberland Heath, Bexley

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

Urban convenience personified

 

Schools 50%Safety 81/100Transport 35/100Yield 4.00%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
48
Safety
81
Schools
34
Transport
35
Environment
70
Investment
42

The bottom line

DA8 3BD offers low crime and fast broadband at £405,000 median — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

DA8 3BD

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 avg price-22.1% vs London avg
vs London income-17.1% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for DA8 3BD

🛡️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🔒 Very Safe

“Urban convenience personified”

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How DA8 3BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

34

Education score

Poor for families
—

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 · 8 min walk

P8: -0.91A8: 33.1

50% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 56 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

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Erith Fire Station · 1.7km

Crime is 5% below 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.

£405,000

Median sale price

22% below London median

£405,000 is 22% below the London median (£520,000)

-18.2%

This year

Terraced

Dominant type

Price history

5-year change
-7.7%
Sales (24 months)5
New build0.0%
Avg semi-detached£410,000
Avg terraced£405,000
Price per m²£5,239/m²
Price per ft²£487/ft²
Avg floor area81.5 m²

EPC breakdown

C
4%
D
12%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 23%Terraced 77%

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£7,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,900

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

11.6×

Price-to-income

£2,026/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£203,750
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
WallsSolid brick, 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

1995–2025 · CAGR

+6.7%

Total change

+604%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.2%

per year

Acceleration

+2.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £400k–£450k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached22.9%
Terraced77.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£58k£78k+35.7%1.7
Post-dot-com plateau2001–2004£103k£188k+81.4%3.3
Pre-crash peak2005–2007£181k£213k+17.4%1.5
GFC & correction2008–2011£240k£233k-2.9%1.2
Help-to-Buy recovery2013–2014£210k£245k+16.7%1
Brexit uncertainty2018–2018£303k£303k+0%2
Pandemic surge2020–2020£390k£390k+0%1
Rate-rise correction2022–2023£415k£425k+2.4%1
Current market2024–2025£410k£405k-1.2%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Weakest performer

Semi-detached

-0.3% alpha

Terraced+0.4% α
Local
6.2%
District
5.8%
Semi-detached-0.3% α
Local
6.5%
District
6.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
Below London average
Erith

Nearby stations

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

10

Walkability score

20

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

15

Car parks (800m)

1

EV chargers (800m)

Nearest car park347m
Santander docks (800m)0
Nearest cycle dock12.0 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 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: 17.6 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 13%
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

RIVERSIDE SURGERY

ERITH HEALTH CENTRE, 50 PIER ROAD, DA8 1RQ

8 min walk

63%

Recommend GP

63%

Overall GP experience

6

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalErith and District Hospital · 559 m
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

38

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The White Hart (749 m)

Nearest supermarket933 m
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)

738m

Post office

Nearby cafes

Morrisons Cafe850 m
Tropical Cafe1.1 km

Nearby restaurants

McDonald's523 m
Starburger596 m
KFC599 m
Subway663 m

Nearby pubs

The White Hart749 m
Running Horses779 m
The Ship1.0 km

Nearby gyms

Erith Leisure Centre297 m
King Henry School695 m

Nearby health

Erith and District Hospital559 m
Food hygiene (5-star)49% of 41

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

B-FIVE DENTAL HYGIENE LIMITED
BUILDTECH & JOINERY LTD
FATHOM ELEVATORS LIMITED
RAYA 2019 LTD
RUK SERVICES LIMITED

+3 more

Investment

Investment grade, yield and market outlook

42

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
4.0% (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

27.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,139m
Crossrail 2 route19,059m

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

Inner cityHigh 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%
Price vs London-22.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
9
Development activity
medium
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
2B, 2B, Victoria Road, Erith, DA8 3AN3 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
21, 21, Stuart Mantle Way, Erith, DA8 3LG2 homes
completed
7, 7, Lesney Park Road, Erith, DA8 3DQ1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£405,000)

£7,750

Standard buyer

£0

First-time buyer

Save £7,750

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 3BD

Full postcodeDA8 3BD
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.475769
Longitude0.174587
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