Northumberland Heath · Bexley · Bexleyheath and Crayford constituency · 51.47167, 0.16166

DA8 3EZ— Northumberland Heath, Bexley

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

High-connectivity investment target

 

Schools 75%Safety 72/100Transport 32/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
52
Safety
72
Schools
67
Transport
32
Environment
76
Investment
46

The bottom line

DA8 3EZ offers low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 54 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

DA8 3EZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for DA8 3EZ

🛡️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🎓 Good Schools🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How DA8 3EZ 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 · 3 min walk

!

Secondary

Leigh Academy Bexley

Inadequate · Inspected May 2022 · 5 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 · 48 min walk

6 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

94

Road safety score

6

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 1.3km

Crime is +76% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,081/m²
Price per ft²£193/ft²
Avg floor area101 m²

EPC breakdown

B
1%
C
13%
D
9%
E
3%
F
1%

Based on 27 properties · Confidence: medium

Street mix

Semi 29%Terraced 29%Detached 5%Flat 19%Other 19%

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£252,500
Rebuild cost per m²£2,500/m²

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

Construction era2012 onwards
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1995–2024 · CAGR

+4%

Total change

+208%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.0%

per year

Acceleration

-26.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 14 sales

Property Type Mix

Total: 14 sales

Detached7.1%
Semi-detached42.9%
Terraced35.7%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£63k-3%1.6
Post-dot-com plateau2002–2002£55k£55k+0%1
Pre-crash peak2005–2007£230k£235k+2.2%1
Help-to-Buy recovery2014–2014£250k£250k+0%1
Current market2024–2024£200k£200k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

BarnehurstNational Rail
10 min walk
Abbey WoodElizabeth line
44 min walk
Barking RiversideSuffragette
77 min walk
Woolwich Arsenal DLR StationDLR
84 min walk
Gallions Reach DLR StationDLR
94 min walk
No bus stops within 400m

22

Walkability score

34

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

7

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)187
Nearest car park143m
Santander docks (800m)0
Nearest cycle dock11.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

74%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed396 Mbps
Median download398 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: 9.0 µg/m³
Better than 94% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.9 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 22%
More green space than 88% of London

Nearest SSSI: Wansunt Pit SSSI — 3.4 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

8 min walk

89%

Recommend GP

89%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalErith and District Hospital · 687 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarket1.7 km
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

238m

Post office

Nearby cafes

Munchies Cafe214 m
The Hatch769 m

Nearby restaurants

Bexley Fried Chicken186 m
Pizza Hut Delivery191 m
Joe's Fish205 m
Jade's Garden241 m

Nearby pubs

The Duke50 m
Royal Oak111 m
Brewers Arms116 m
Duchess of Kent420 m

Nearby gyms

King Henry School314 m

Nearby health

Erith and District Hospital687 m
Lyndhurst Medical Centre1.2 km
Food hygiene (5-star)68% of 66

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

ANTHONY MARTIN ESTATE AGENTS (NORTH KENT) LIMITED
BOARD PROPERTIES LIMITED
LJ'S SANDWICH CLUB LTD
MJ’S SANDWICH CLUB LIMITED
OFFBEAT LOOKS HAIR & BEAUTY LTD

+4 more

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

39.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,211m
Crossrail 2 route18,445m

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

Inner cityHigh 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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
8
Local approval rate
92%
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)
16
Largest scheme
25 homes · NORTHUMBERLAND HEATH PRIMARY SCHOOL, NORTHUMBERLAND HEATH PRIMARY SCHOOL, BROOK STREET, DA8 1JE
Pipeline pressure
NONE

Named schemes (500m)

NORTHUMBERLAND HEATH PRIMARY SCHOOL, NORTHUMBERLAND HEATH PRIMARY SCHOOL, BROOK STREET, DA8 1JE25 homes
completed
176, 178, Bexley Road, DA8 3HF9 homes
completed
The Pheasant PH, 27, The Pheasant PH, 27, Belmont Road, Erith, DA8 1JY9 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

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 3EZ

Full postcodeDA8 3EZ
Postcode districtDA8
BoroughLondon Borough of Bexley
WardNorthumberland Heath
Latitude51.471674
Longitude0.161663
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