Barnehurst · Bexley · Bexleyheath and Crayford constituency · 51.46931, 0.17834

DA8 3QS— Barnehurst, Bexley

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

Under-the-radar value

 

Schools 50%Safety 84/100Transport 28/100Yield 5.78%

Best for: Most buyers

Compare areas

Car-dependent area — limited public transport

Liveability
51
Safety
84
Schools
34
Transport
28
Environment
71
Investment
45

The bottom line

DA8 3QS offers low crime and fast broadband at £280,500 median — strong value for Most buyers who can accept its trade-offs.

The catch: 52 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

DA8 3QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-46.1% vs London avg
vs London income-17.1% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for DA8 3QS

🛡️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 3QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

34

Education score

Poor for families
—

Primary

Peareswood Primary School

Not yet inspected · 4 min walk

KS2: 107.2

!

Secondary

Leigh Academy Bexley

Inadequate · Inspected May 2022 · 13 min walk

P8: -0.91A8: 33.1

50% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 62 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.8 incidents per 1,000 residents

Better than 66% of London
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences44%
Other29%
Anti-social behaviour16%
Burglary5%
Robbery3%
Vehicle crime3%
Drug offences1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 1.9km

Crime is 29% below 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.

£280,500

Median sale price

Bottom 25% — 46% below London median

£280,500 is 46% below the London median (£520,000)

-22.2%

This year

Terraced

Dominant type

Price history

5-year change
+1.3%
Sales (24 months)6
New build0.0%
Avg semi-detached£315,000
Avg terraced£246,000
Price per m²£5,128/m²
Price per ft²£476/ft²
Avg floor area54.5 m²

EPC breakdown

B
3%
C
19%
D
30%
E
6%
F
1%

Based on 59 properties · Confidence: high

Street mix

Semi 26%Terraced 61%Flat 12%Other 1%

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£1,525
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,940

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

8.1×

Price-to-income

£1,403/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£136,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2026 · CAGR

+4.8%

Total change

+326%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.2%

per year

Acceleration

-36.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 117 sales

Property Type Mix

Total: 117 sales

Semi-detached28.2%
Terraced64.1%
Flat/maisonette7.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£79k+37%3.2
Post-dot-com plateau2001–2004£82k£149k+81.7%8
Pre-crash peak2005–2007£132k£135k+2.7%5.3
GFC & correction2008–2011£182k£137k-24.5%2.2
Help-to-Buy recovery2013–2016£162k£259k+60.4%3.5
Brexit uncertainty2017–2019£212k£270k+27.4%3
Pandemic surge2020–2021£349k£277k-20.5%2.5
Rate-rise correction2022–2023£285k£320k+12.3%4
Current market2024–2026£275k£245k-10.9%2.7

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Weakest performer

Flat/maisonette

-4.9% alpha

Terraced-0.2% α
Local
6.1%
District
6.3%
Semi-detached-0.5% α
Local
5.9%
District
6.4%
Flat/maisonette-4.9% α
Local
10.7%
District
15.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
11 min walk
Abbey WoodElizabeth line
58 min walk
Barking RiversideSuffragette
88 min walk
Woolwich Arsenal DLR StationDLR
99 min walk
Dagenham Heathway Underground StationDistrict
104 min walk
No bus stops within 400m

9

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria72 min ↑
Waterloo67 min ↑
Canary Wharf ★52 min
City68 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 park14m
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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.1 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Wansunt Pit SSSI — 2.9 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

RIVERSIDE SURGERY

ERITH HEALTH CENTRE, 50 PIER ROAD, DA8 1RQ

15 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalErith and District Hospital · 1.2 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

27

Parks (1km)

6

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarket1.7 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)

1.3km

Post office

Nearby shops

Northend Mini Market653 m
Londis671 m

Nearby restaurants

Afishionados335 m
Beijing337 m
Kebab Side635 m
Parkside Restaurant & Cafe641 m

Nearby gyms

Erith Leisure Centre791 m

Nearby pharmacies

Daysol Pharmacy647 m
Food hygiene (5-star)56% of 25

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

POPA TEAM CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

45

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
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

34.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,357m
Crossrail 2 route19,600m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,213 nationally

1,680

Est. population

10,857/km²

60%

Employed

26%

Degree educated

£34,800

Median income

4.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

49

Community stability

Age profile

31%
18%
23%
19%
Under 1831%
18–3418%
35–4923%
50–6419%
65+10%

Tenure

15%
30%
44%
Own outright15%
Own (mortgage)30%
Private rent10%
Social rent44%
Shared ownership1%

Ethnicity

66%
14%
White British66%
White Other7%
Asian7%
Black14%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine29%
No car household24%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent44%
Private rent10%

vs. London

Income vs London-17.1%
Price vs London-46.1%

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)
7
Planning apps (3 years)
9
Local approval rate
57%
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)
1
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)

LAND PART OF COLYERS/NORMANDY CP SCHOOL, LAND PART OF COLYERS/NORMANDY CP SCHOOL, COLYERS LANE, DA8 3PB68 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
Venners, Venners, Wessex Drive, Erith, DA8 3AA10 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
21.1%
Election year
2026
MP
Daniel Francis (Labour)
MP majority
2,114
Constituency
Bexleyheath and Crayford

Councillors

Dr Michael GillespieConservative
Howard William JacksonConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£280,500)

£1,525

Standard buyer

£0

First-time buyer

Save £1,525

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 3QS

Full postcodeDA8 3QS
Postcode districtDA8
BoroughLondon Borough of Bexley
WardBarnehurst
Latitude51.469315
Longitude0.178340
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