Slade Green & Northend · Bexley · Bexleyheath and Crayford constituency · 51.46864, 0.18129

DA8 3PZ— Slade Green & Northend, Bexley

Location and area intelligence for DA8 3PZ, Slade Green & Northend, Bexley

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 37/100Yield 4.38%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
54
Safety
76
Schools
90
Transport
37
Environment
72
Investment
52

The bottom line

DA8 3PZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

DA8 3PZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-15.2% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for DA8 3PZ

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How DA8 3PZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Peareswood Primary School

Not yet inspected · 3 min walk

KS2: 107.2

★★

Secondary

Haberdashers' Crayford Academy

Good · Inspected Nov 2022 · 19 min walk

P8: -0.08A8: 44.7

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 · 65 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.1 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+82% vs borough

Crime by type

Violence & sexual offences34%
Other28%
Anti-social behaviour18%
Vehicle crime10%
Drug offences4%
Burglary4%
Robbery2%
Theft1%

Road safety

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 2.1km

Crime is +48% above London average

Property

Prices, sales volume and market trends

Avg floor area64.8 m²

EPC breakdown

B
2%
C
99%
D
8%
E
4%

Based on 113 properties · Confidence: high

Street mix

Semi 46%Terraced 41%Flat 14%

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£162,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

1997–2023 · CAGR

+6.3%

Total change

+384%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.1%

per year

Acceleration

+33.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached45.5%
Terraced40.9%
Flat/maisonette13.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£62k£87k+40.3%2
Post-dot-com plateau2001–2004£96k£142k+48.4%1.7
Pre-crash peak2006–2007£165k£184k+11.5%1
GFC & correction2010–2012£140k£219k+56.1%1.5
Help-to-Buy recovery2013–2016£195k£145k-25.6%1
Brexit uncertainty2017–2018£274k£350k+27.7%1
Rate-rise correction2022–2023£270k£300k+11.1%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-15.9% alpha

Terraced-15.9% α
Local
0.4%
District
16.3%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Slade Green

Nearby stations

Slade GreenNational Rail
8 min walk
Abbey WoodElizabeth line
61 min walk
Barking RiversideSuffragette
91 min walk
Woolwich Arsenal DLR StationDLR
102 min walk
Dagenham Heathway Underground StationDistrict
106 min walk
No bus stops within 400m

17

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria65 min ↑
Waterloo61 min ↑
Canary Wharf ★40 min
City55 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 park199m
Santander docks (800m)0
Nearest cycle dock12.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed491 Mbps
Median download447 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
NoiseNONE
road
SEVERE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.3 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Wansunt Pit SSSI — 2.8 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

SLADE GREEN MEDICAL CTR.

156 BRIDGE ROAD, SLADE GREEN, DA8 2HS

8 min walk

68%

Recommend GP

68%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

6

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarket1.8 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)

1.4km

Post office

Nearby shops

Northend Mini Market532 m
Londis549 m
Morrisons Daily658 m
Budgens728 m

Nearby restaurants

Beijing166 m
Afishionados167 m
Kebab Side516 m
Parkside Restaurant & Cafe521 m

Nearby gyms

Erith Leisure Centre884 m

Nearby pharmacies

Daysol Pharmacy526 m
Food hygiene (5-star)53% of 30

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

ANGELDRIVER SERVICES LIMITED
MINI-ME ESSENTIALS LIMITED
SALT THE EARTH PUBLISHING LTD
THEE PLATFORM LTD
VESSEL MANAGEMENT CONSULTING SERVICES LTD

+1 more

Investment

Investment grade, yield and market outlook

52

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 score12/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

17.7

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,560m
Crossrail 2 route19,817m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,945 nationally

1,957

Est. population

7,096/km²

58%

Employed

30%

Degree educated

£35,600

Median income

6.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

46

Community stability

Age profile

32%
20%
21%
17%
Under 1832%
18–3420%
35–4921%
50–6417%
65+9%

Tenure

15%
24%
14%
45%
Own outright15%
Own (mortgage)24%
Private rent14%
Social rent45%
Shared ownership1%
Rent free0%

Ethnicity

53%
28%
White British53%
White Other7%
Asian6%
Black28%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household35%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent45%
Private rent14%

vs. London

Income vs London-15.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
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
33%
Borough approval rate
75%
Historic landfill (400m)
7
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)
14
Largest scheme
320 homes · Development At Arthur Street, Arthur Street
Pipeline pressure
NONE

Named schemes (500m)

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
LAND ADJOINING, 27, LAND ADJOINING, 27, THE NURSERY, DA8 2EZ12 homes
completed
Venners, Venners, Wessex Drive, Erith, DA8 3AA10 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
18.8%
Election year
2026
MP
Daniel Francis (Labour)
MP majority
2,114
Constituency
Bexleyheath and Crayford

Councillors

Stefano BorellaLabour
Donna BriantLabour

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Key facts for DA8 3PZ

Full postcodeDA8 3PZ
Postcode districtDA8
BoroughLondon Borough of Bexley
WardSlade Green & Northend
Latitude51.468640
Longitude0.181288
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