West Heath · Bexley · Erith and Thamesmead constituency · 51.48055, 0.12935

SE2 0SF— West Heath, Bexley

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

Capital growth story in progress

 

Schools 0%Safety 72/100Transport 30/100Yield 3.60%

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
47
Safety
72
Schools
16
Transport
30
Environment
74
Investment
41

The bottom line

SE2 0SF offers low crime and fast broadband at £450,000 median — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

SE2 0SF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income-11.2% vs London avg
vs London crime+78.0% vs London avg

Deep-dive guides for SE2 0SF

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

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Postcode Personality

📈 Up & Coming🔒 Very Safe

“Capital growth story in progress”

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How SE2 0SF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

16

Education score

Poor for families
★

Primary

Bedonwell Infant and Nursery School

Requires Improvement · Inspected Nov 2023 · 4 min walk

★

Secondary

Welling School

Requires Improvement · Inspected Oct 2023 · 22 min walk

P8: -0.79A8: 37.2

0% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 17 min walk

2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Erith Fire Station · 2.0km

Crime is +78% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

+15.0%

This year

Terraced

Dominant type

Price history

5-year change
+23.3%
Sales (24 months)5
New build0.0%
Avg semi-detached£437,500
Avg terraced£475,000
Price per m²£5,590/m²
Price per ft²£519/ft²
Avg floor area80.6 m²

EPC breakdown

C
3%
D
16%
E
5%
F
1%
G
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

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

12.1×

Price-to-income

£2,251/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£201,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+525%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.8%

per year

Acceleration

-37.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 51 sales

Property Type Mix

Total: 51 sales

Semi-detached7.8%
Terraced92.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£116k+65.7%1.8
Post-dot-com plateau2001–2004£126k£187k+49.1%2.5
Pre-crash peak2005–2007£200k£225k+12.5%3
GFC & correction2008–2012£200k£225k+12.5%1
Help-to-Buy recovery2013–2015£230k£250k+8.7%1.7
Brexit uncertainty2018–2019£353k£380k+7.6%2.5
Pandemic surge2020–2021£369k£365k-0.9%1.5
Rate-rise correction2022–2023£450k£381k-15.4%1
Current market2024–2025£485k£438k-9.8%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Terraced-0.8% α
Local
6.3%
District
7.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
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
15.8 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

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

14

Walkability score

41

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park253m
Santander docks (800m)0
Nearest cycle dock8.9 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: 14.5 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 67%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 0.7 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

BEXLEY MEDICAL GROUP

171 KING HAROLDS WAY, DA7 5RB

8 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

Nearest hospitalErith and District Hospital · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.3 km
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)

1.4km

Post office

Nearby shops

Sainsbury's Local782 m

Nearby restaurants

Winner House351 m
Spices375 m
Food hygiene (5-star)78% of 9

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

EA AMBERLEY LIMITED
OSIABS TREASUREFIELDS LTD
SHOTLEY LIMITED
SORIN STOICA-MIREA LTD
THE REDEEMED CHRISTIAN CHURCH OF GOD VINEBRANCH

Investment

Investment grade, yield and market outlook

41

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

50.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,086m
Crossrail 2 route15,997m

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%
Price vs London-13.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
4
Local approval rate
71%
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)
5
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)

18, Priory Drive, SE2 0PP2 homes
completed
Land Adjacent to 4, Land Adjacent to 4, Powys Close, Bexleyheath, DA7 5RP1 homes
completed
5, 5, Lessness Avenue, Bexleyheath, DA7 5SH1 homes
completed
3, Lessness Avenue, DA7 5SH1 homes
completed
9, Lessness Avenue, DA7 5SH1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£450,000)

£10,000

Standard buyer

£1,250

First-time buyer

Save £8,750

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 SE2 0SF

Full postcodeSE2 0SF
Postcode districtSE2
BoroughLondon Borough of Bexley
WardWest Heath
Latitude51.480548
Longitude0.129346
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