Northumberland Heath · Bexley · Bexleyheath and Crayford constituency · 51.47315, 0.16391

DA8 3EW— Northumberland Heath, Bexley

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

Under-the-radar value

 

Schools 75%Safety 72/100Transport 25/100Yield 4.46%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
72
Schools
67
Transport
25
Environment
72
Investment
46

The bottom line

DA8 3EW offers low crime and fast broadband at £363,000 median — 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 3EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-30.2% vs London avg
vs London income-9.8% vs London avg
vs London crime+76.0% vs London avg

Deep-dive guides for DA8 3EW

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

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“Under-the-radar value”

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How DA8 3EW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

67

Education score

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

Primary

Barnehurst Infant School

Outstanding · Inspected Nov 2023 · 6 min walk

!

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 11 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

114.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+117% vs borough

Crime by type

Other35%
Violence & sexual offences28%
Anti-social behaviour20%
Drug offences6%
Vehicle crime4%
Burglary4%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Erith Fire Station · 1.5km

Crime is +76% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£363,000

Median sale price

Bottom 25% — 30% below London median

£363,000 is 30% below the London median (£520,000)

+42.1%

This year

Terraced

Dominant type

Price history

5-year change
+15.0%
Sales (24 months)6
New build0.0%
Avg terraced£363,000
Price per m²£3,959/m²
Price per ft²£368/ft²
Avg floor area91.8 m²

EPC breakdown

C
8%
D
14%
E
2%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 16%Terraced 84%

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£5,650
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,540

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

9.6×

Price-to-income

£1,816/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£229,500
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
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.1%

Total change

+520%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.1%

per year

Acceleration

+75.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached16.4%
Terraced83.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£95k+61%2.2
Post-dot-com plateau2001–2004£97k£168k+73.5%2
Pre-crash peak2005–2007£181k£187k+3%3
GFC & correction2008–2012£228k£196k-14.1%1.8
Help-to-Buy recovery2015–2016£250k£287k+14.8%1.5
Brexit uncertainty2018–2018£320k£320k+0%3
Pandemic surge2021–2021£316k£316k+0%2
Rate-rise correction2022–2022£420k£420k+0%1
Current market2024–2026£388k£366k-5.5%2.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.2% alpha

Terraced-1.2% α
Local
5.2%
District
6.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Barnehurst→ Victoria· 2 tph
46 min

Nearby stations

BarnehurstNational Rail
12 min walk
Abbey WoodElizabeth line
45 min walk
Barking RiversideSuffragette
77 min walk
Woolwich Arsenal DLR StationDLR
86 min walk
Gallions Reach DLR StationDLR
94 min walk
No bus stops within 400m

19

Walkability score

11

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)

3

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park174m
Santander docks (800m)0
Nearest cycle dock11.3 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: 17.0 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Wansunt Pit SSSI — 3.5 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

NORTHUMBERLAND HEATH MED.CTR.

HIND CRESCENT, NORTHUMBERLAND HEATH, DA8 3DB

6 min walk

89%

Recommend GP

89%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalErith and District Hospital · 468 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarket1.4 km
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
664 licensed premises in borough268 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

140m

Post office

Nearby cafes

Munchies Cafe116 m
The Hatch969 m

Nearby restaurants

Pizza Hut Delivery80 m
Bexley Fried Chicken83 m
The Sun90 m
Joe's Fish116 m

Nearby pubs

Royal Oak155 m
The Duke274 m
Brewers Arms290 m
Duchess of Kent469 m

Nearby gyms

King Henry School145 m

Nearby health

Erith and District Hospital468 m
Food hygiene (5-star)65% of 57

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

NEXTGEN CONTRACTORS LTD
SATPAL KUMAR LTD

Investment

Investment grade, yield and market outlook

46

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
4.5% (average)London avg: 3.8%Above average yield
Gentrification score18/100
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

48.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,377m
Crossrail 2 route18,512m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,525 nationally

1,424

Est. population

8,399/km²

59%

Employed

24%

Degree educated

£37,900

Median income

5.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

49

Community stability

Age profile

28%
19%
21%
18%
14%
Under 1828%
18–3419%
35–4921%
50–6418%
65+14%

Tenure

28%
34%
23%
15%
Own outright28%
Own (mortgage)34%
Private rent23%
Social rent15%
Shared ownership0%

Ethnicity

65%
15%
White British65%
White Other6%
Asian7%
Black15%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine23%
No car household26%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent23%
Social rent15%

vs. London

Income vs London-9.8%
Price vs London-30.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
8
Local approval rate
91%
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)
15
Largest scheme
25 homes · NORTHUMBERLAND HEATH PRIMARY SCHOOL, NORTHUMBERLAND HEATH PRIMARY SCHOOL, BROOK STREET, DA8 1JE
Pipeline pressure
NONE

Named schemes (500m)

176, 178, Bexley Road, DA8 3HF9 homes
completed
Parkwood House, 17A, Parkwood House, 17A, Brook Street, Erith, DA8 1JJ8 homes
completed
365-369, 365-369, Bexley Road, Colyers Lane, Erith, DA8 3EZ6 homes
completed
Parkwood House 17A, Parkwood House 17A, Brook Street, Erith, DA8 1JJ6 homes
completed
371, 373, Bexley Road, DA8 3EZ5 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£363,000)

£5,650

Standard buyer

£0

First-time buyer

Save £5,650

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 3EW

Full postcodeDA8 3EW
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.473152
Longitude0.163907
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