West Heath · Bexley · Erith and Thamesmead constituency · 51.48095, 0.12333

SE2 0AZ— West Heath, Bexley

Location and area intelligence for SE2 0AZ, West Heath, Bexley

 

Schools 50%Safety 72/100Transport 33/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
72
Schools
46
Transport
33
Environment
73
Investment
38

The bottom line

SE2 0AZ offers low crime and fast broadband — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

SE2 0AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.2% vs London avg
vs London crime+78.0% vs London avg

Deep-dive guides for SE2 0AZ

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

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Postcode Personality

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How SE2 0AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Hillsgrove Primary School

Not yet inspected · 10 min walk

KS2: 106.6

★

Secondary

Welling School

Requires Improvement · Inspected Oct 2023 · 20 min walk

P8: -0.79A8: 37.2

50% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

115.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+119% vs borough

Crime by type

Other34%
Violence & sexual offences22%
Anti-social behaviour15%
Vehicle crime14%
Robbery6%
Drug offences4%
Theft3%
Burglary1%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.3km

Crime is +78% 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.

SE2 district median

£431,250

Based on 41 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,776/m²
Price per ft²£444/ft²
Avg floor area134 m²

EPC breakdown

C
2%
D
5%

Based on 7 properties · Confidence: low

Street mix

Detached 100%

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 yield866 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£335,000
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, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+4.5%

Total change

+288%

Market Activity

Price Velocity & Acceleration

Current Velocity

+64.5%

per year

Acceleration

+53.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 9 sales

Property Type Mix

Total: 9 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£165k£150k-9.1%1
Post-dot-com plateau2002–2002£300k£300k+0%1
Pre-crash peak2005–2006£383k£365k-4.6%1
GFC & correction2008–2009£360k£351k-2.6%1
Help-to-Buy recovery2014–2014£389k£389k+0%1
Current market2026–2026£640k£640k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Abbey WoodElizabeth line line
13.8 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey Wood (London)National Rail
14 min walk
Abbey WoodElizabeth line
14 min walk
Woolwich Arsenal DLR StationDLR
49 min walk
Barking RiversideSuffragette
54 min walk
Gallions Reach DLR StationDLR
59 min walk
No bus stops within 400m

17

Walkability score

91

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge50 min ↑
Victoria61 min ↑
Waterloo57 min ↑
Canary Wharf ★36 min
City51 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park373m
Santander docks (800m)0
Nearest cycle dock8.5 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: 14.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.0 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 0.9 km

Energy

Solar: 866 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield865.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

COMMUNITY HOSPICE BEXLEY

GREENWICH & BEXLEY COMM HOSPICE, 185 BOSTALL HILL, SE2 0GB

5 min walk

3

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalErith and District Hospital · 3.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Abbey Arms (1.1 km)

Nearest supermarketCo-op Food · 977 m
4 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

Sainsbury's Local845 m
7 Days European Market1.0 km
Morrisons Daily1.0 km
AW Food Hall1.0 km

Nearby cafes

Abbey Cafe1.0 km

Nearby restaurants

Winner House475 m
Spices504 m
Finest Chicken Peri Peri Grill1.0 km
Greggs1.0 km

Nearby pubs

The Abbey Arms1.1 km

Nearby pharmacies

Brownies1.1 km
Food hygiene (5-star)75% of 12

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

EQUINE SOLUTIONS LIMITED
TRT-777 LTD

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score14/100
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

30

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,683m
Crossrail 2 route15,605m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,041 nationally

1,739

Est. population

3,842/km²

59%

Employed

36%

Degree educated

£37,300

Median income

5.5%

Claimant rate

SuburbanMedium densityEstablished mixed

48

Community stability

Age profile

24%
18%
22%
20%
17%
Under 1824%
18–3418%
35–4922%
50–6420%
65+17%

Tenure

29%
28%
21%
19%
Own outright29%
Own (mortgage)28%
Private rent21%
Social rent19%
Shared ownership3%

Ethnicity

57%
14%
White British56%
White Other14%
Asian8%
Black13%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine21%
No car household28%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent21%
Social rent19%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
2
Local approval rate
80%
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)
4
Largest scheme
69 homes · Bexley College, St Joseph's Annex, 269, Bexley College, St Joseph's Annex, 269, Woolwich Road, Abbey Wood, SE2 0AR
Pipeline pressure
NONE

Named schemes (500m)

Bexley College, St Joseph's Annex, 269, Bexley College, St Joseph's Annex, 269, Woolwich Road, Abbey Wood, SE2 0AR69 homes
completed
15, 15, Longleigh Lane, First Avenue, Bexleyheath, DA7 5SP2 homes
completed
2A, First Avenue, DA7 5SX1 homes
completed
Land adjacent, 34, Land adjacent, 34, Burcharbro Road, SE2 0RZ1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.3%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
2,114
Constituency
Bexleyheath and Crayford

Councillors

Thomas William ClappertonConservative
Eliot SmithConservative
Sue FordReform UK

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Key facts for SE2 0AZ

Full postcodeSE2 0AZ
Postcode districtSE2
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.480954
Longitude0.123330
Parliamentary constituencyErith and Thamesmead
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