Northumberland Heath · Bexley · Bexleyheath and Crayford constituency · 51.47564, 0.16726

DA8 3BJ— Northumberland Heath, Bexley

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

Strong, well-rated schools nearby

 

Schools 75%Safety 81/100Transport 27/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
81
Schools
67
Transport
27
Environment
69
Investment
40

The bottom line

DA8 3BJ offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 54 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

DA8 3BJ

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-6.0% vs London avg

Deep-dive guides for DA8 3BJ

🛡️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 3BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

67

Education score

Good for families
★ Top school within 1km
★★★

Primary

St Fidelis Catholic Primary School

Outstanding · Inspected Jun 2024 · 5 min walk

KS2: 108.5

!

Secondary

Leigh Academy Bexley

Inadequate · Inspected May 2022 · 2 min walk

P8: -0.91A8: 33.1

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 50 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.0 incidents per 1,000 residents

Better than 53% of London
→ Stable

+16% vs borough

Crime by type

Violence & sexual offences39%
Other25%
Anti-social behaviour20%
Theft6%
Vehicle crime6%
Drug offences2%
Burglary2%
Robbery0%

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 · 1.3km

Crime is 6% 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£5,094/m²
Price per ft²£473/ft²
Avg floor area101.9 m²

EPC breakdown

C
3%
D
13%
E
10%

Based on 26 properties · Confidence: medium

Street mix

Semi 89%Terraced 12%

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£254,750
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, no insulation (assumed)
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

+6.9%

Total change

+633%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.5%

per year

Acceleration

+12.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 52 sales

Property Type Mix

Total: 52 sales

Semi-detached88.5%
Terraced11.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£115k+55.1%3
Post-dot-com plateau2001–2004£139k£195k+40.8%2.2
Pre-crash peak2006–2007£259k£242k-6.6%4
GFC & correction2010–2012£315k£250k-20.6%1
Help-to-Buy recovery2013–2015£205k£355k+73.2%2.7
Brexit uncertainty2019–2019£420k£420k+0%1
Pandemic surge2020–2020£515k£515k+0%1
Rate-rise correction2022–2023£475k£478k+0.6%1.5
Current market2025–2025£543k£543k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
6.9%
District
6.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
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
Erith

Nearby stations

ErithNational Rail
11 min walk
Abbey WoodElizabeth line
45 min walk
Barking RiversideSuffragette
76 min walk
Woolwich Arsenal DLR StationDLR
88 min walk
Dagenham Heathway Underground StationDistrict
93 min walk
No bus stops within 400m

11

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria77 min ↑
Waterloo68 min ↑
Canary Wharf ★54 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

3

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park504m
Santander docks (800m)0
Nearest cycle dock11.5 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: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.2 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 22%
Below average green space

Nearest SSSI: Wansunt Pit SSSI — 3.7 km

Energy

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

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 3

Landslide susceptibility: Medium

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 yield868.2 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

2 min walk

4

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalErith and District Hospital · 152 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

66

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Royal Oak (502 m)

Nearest supermarket1.1 km
1 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)

409m

Post office

Nearby cafes

Munchies Cafe412 m

Nearby restaurants

The Sun370 m
Jade's Garden400 m
Pizza Hut Delivery410 m
Bexley Fried Chicken416 m

Nearby pubs

Royal Oak502 m
The Duke635 m
Brewers Arms636 m
Duchess of Kent696 m

Nearby gyms

King Henry School340 m

Nearby health

Erith and District Hospital152 m
Food hygiene (5-star)62% of 58

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CUBE STONEMASONRY AND BUILDING RESTORATION LTD
NUELYF LTD
SHAWK PROPERTIES LIMITED
UPMOST CARE LIMITED

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 score13/100
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

30.8

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,631m
Crossrail 2 route18,603m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,288 nationally

1,689

Est. population

7,125/km²

57%

Employed

30%

Degree educated

£34,800

Median income

6.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

54

Community stability

Age profile

27%
18%
21%
19%
14%
Under 1827%
18–3418%
35–4921%
50–6419%
65+14%

Tenure

26%
32%
33%
Own outright26%
Own (mortgage)32%
Private rent7%
Social rent33%
Shared ownership1%

Ethnicity

62%
18%
White British62%
White Other6%
Asian10%
Black18%
Mixed2%
Other2%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine28%
No car household25%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent33%
Private rent7%

vs. London

Income vs London-17.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
11
Local approval rate
77%
Borough approval rate
75%
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)
111
Largest scheme
115 homes · The Quarry Erith - Phase 2B, Fraser Road, DA8 1QU
Pipeline pressure
NONE

Named schemes (500m)

216, 216, Park Crescent, DA8 3ED3 homes
completed
83, Colyers Lane, DA8 3NG3 homes
completed
26-28, 26-28, Birling Road, DA8 3JF2 homes
completed
133, 133, Bexley Road, DA8 3SN2 homes
completed
30-32, 30-32, Birling Road, DA8 3JF2 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
2,114
Constituency
Bexleyheath and Crayford

Councillors

Sean Paul BrackstoneReform UK
Chris PurfieldReform UK

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Key facts for DA8 3BJ

Full postcodeDA8 3BJ
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.475635
Longitude0.167265
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