Barnehurst · Bexley · Bexleyheath and Crayford constituency · 51.47055, 0.17933

DA8 3PS— Barnehurst, Bexley

Location and area intelligence for DA8 3PS, Barnehurst, Bexley

The family fortress

 

Schools 100%Safety 81/100Transport 29/100Yield 4.38%

Best for: Families

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Car-dependent area — limited public transport

Liveability
55
Safety
81
Schools
64
Transport
29
Environment
74
Investment
50

The bottom line

DA8 3PS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 50 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

DA8 3PS

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 3PS

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How DA8 3PS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

Peareswood Primary School

Not yet inspected · 3 min walk

KS2: 107.2

!

Secondary

Leigh Academy Bexley

Inadequate · Inspected May 2022 · 13 min walk

P8: -0.91A8: 33.1

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 62 min walk

5 primaries · 0 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 2.1km

Crime is 5% below London average

Property

Prices, sales volume and market trends

Avg floor area68.2 m²

EPC breakdown

C
7%
D
16%
E
5%
F
3%

Based on 31 properties · Confidence: high

Street mix

Semi 44%Terraced 37%Detached 11%Flat 4%Other 4%

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

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£170,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 75 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

1996–2022 · CAGR

+8%

Total change

+631%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.3%

per year

Acceleration

+35.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 26 sales

Property Type Mix

Total: 26 sales

Detached11.5%
Semi-detached46.2%
Terraced38.5%
Flat/maisonette3.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£54k£80k+47.2%1.2
Post-dot-com plateau2001–2004£89k£175k+96.6%1.7
Pre-crash peak2005–2007£215k£163k-24.2%1
GFC & correction2010–2012£147k£203k+38.2%1.7
Help-to-Buy recovery2013–2016£216k£338k+56.5%2
Brexit uncertainty2017–2019£268k£282k+5.2%1
Rate-rise correction2022–2022£395k£395k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing3
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Slade GreenNational Rail
10 min walk
Abbey WoodElizabeth line
58 min walk
Barking RiversideSuffragette
88 min walk
Woolwich Arsenal DLR StationDLR
99 min walk
Dagenham Heathway Underground StationDistrict
103 min walk
No bus stops within 400m

13

Walkability score

88

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria75 min ↑
Waterloo71 min ↑
Canary Wharf ★50 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

16

Car parks (800m)

1

EV chargers (800m)

Nearest car park114m
Santander docks (800m)0
Nearest cycle dock12.4 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 waterHIGH
High
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 94% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.1 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 10%
More green space than 79% of London

Nearest SSSI: Wansunt Pit SSSI — 3.0 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): 2

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

13 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 1.1 km
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

27

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The White Hart (1.2 km)

Nearest supermarket1.5 km
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)

1.2km

Post office

Nearby shops

Northend Mini Market763 m
Budgens771 m
Londis781 m
The Royal Alfred1.0 km

Nearby cafes

Morrisons Cafe1.1 km

Nearby restaurants

Afishionados411 m
Beijing411 m
Kebab Side746 m
Parkside Restaurant & Cafe751 m

Nearby pubs

The White Hart1.2 km

Nearby gyms

Erith Leisure Centre655 m

Nearby pharmacies

Daysol Pharmacy757 m
Food hygiene (5-star)55% of 22

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

SPRINGLAND CARE LTD
SPRINGLAND HOUSING LTD
UBATRACO LIMITED

Investment

Investment grade, yield and market outlook

50

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

19.4

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,431m
Crossrail 2 route19,603m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,830 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
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
7
Local approval rate
50%
Borough approval rate
75%
Historic landfill (400m)
4
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)
7
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)

Development At Arthur Street, Arthur Street320 homes
completed
Erith Park (formerly Larner Road Estate), Phase 2, Erith Park (formerly Larner Road Estate), Phase 2, Larner Road, Erith, DA8 3RH244 homes
completed
BIFFA WASTE DEPOT INCLUDING, 30-34, BIFFA WASTE DEPOT INCLUDING, 30-34, THE NURSERY, DA822 homes
completed
The Harrow Inn, 119, The Harrow Inn, 119, Northend Road, Erith, DA8 3PZ16 homes
completed
St Joseph's Church, St Joseph's Church, Bridge Road, Erith, DA8 2BX14 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
21.1%
Election year
2026
MP
Daniel Francis (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Dr Michael GillespieConservative
Howard William JacksonConservative

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Key facts for DA8 3PS

Full postcodeDA8 3PS
Postcode districtDA8
BoroughLondon Borough of Bexley
WardBarnehurst
Latitude51.470546
Longitude0.179335
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