Belvedere · Bexley · Erith and Thamesmead constituency · 51.48953, 0.12301

SE2 9EZ— Belvedere, Bexley

Location and area intelligence for SE2 9EZ, Belvedere, Bexley

 

Schools 67%Safety 72/100Transport 60/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
72
Schools
56
Transport
60
Environment
76
Investment
38

The bottom line

SE2 9EZ offers low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

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Location

SE2 9EZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

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

Deep-dive guides for SE2 9EZ

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

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Postcode Personality

🎓 Good Schools🌳 Good Parks🔒 Very Safe
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How SE2 9EZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Boxgrove Primary School

Not yet inspected · 7 min walk

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 16 min walk

P8: -0.18A8: 44.1

67% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 10 min walk

5 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)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.2km

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£91,866/m²
Price per ft²£8,535/ft²
Avg floor area42.4 m²

EPC breakdown

C
4%
D
7%
E
7%
F
3%
G
1%

Based on 22 properties · Confidence: medium

Street mix

Terraced 10%Flat 75%Other 15%

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 costLow
Rebuild cost estimate£106,000
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, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelelectricity (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

2000–2025 · CAGR

+18.6%

Total change

+7012%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1750.6%

per year

Acceleration

+1670.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 10 sales

Property Type Mix

Total: 10 sales

Terraced10%
Flat/maisonette90%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£54k£54k+0%1
Post-dot-com plateau2001–2003£50k£95k+90%1.3
Pre-crash peak2005–2005£108k£108k+0%1
Help-to-Buy recovery2013–2013£115k£115k+0%1
Pandemic surge2021–2021£208k£208k+0%2
Current market2025–2025£3.84m£3.84m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.7%
District
5.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Abbey WoodElizabeth line line
2.7 min walk
Abbey Wood (London)→ Paddington· 4 tph
30 min

Nearby stations

Abbey Wood (London)National Rail
3 min walk
Abbey WoodElizabeth line
3 min walk
Barking RiversideSuffragette
42 min walk
Woolwich Arsenal DLR StationDLR
47 min walk
Gallions Reach DLR StationDLR
52 min walk
No bus stops within 400m

37

Walkability score

177

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge45 min ↑
Victoria57 min ↑
Waterloo53 min ↑
Canary Wharf ★32 min
City46 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

18

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)100
Nearest car park109m
Santander docks (800m)0
Nearest cycle dock8.3 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.8 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 19%
More green space than 80% of London

Nearest SSSI: Abbey Wood SSSI — 0.6 km

Energy

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

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LAKESIDE MEDICAL

LAKESIDE HEALTH CENTRE, YARNTON WAY, SE2 9LH

10 min walk

78%

Recommend GP

78%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalErith and District Hospital · 3.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

246

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

9

Convenience

Nearest supermarketWelcome · 775 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
664 licensed premises in borough268 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

338m

Post office

Nearby shops

AW Food Hall131 m
Morrisons Daily136 m
7 Days European Market138 m
Village Fresh Fruit and Veggies150 m

Nearby cafes

Abbey Cafe156 m

Nearby restaurants

Finest Chicken Peri Peri Grill112 m
The Taj Mahal127 m
Greggs139 m
New Winson142 m

Nearby pubs

The Abbey Arms187 m

Nearby gyms

Anytime Fitness917 m
Gerald Latifi - Strength & Fitness Coach918 m

Nearby pharmacies

Brownies142 m

Nearby health

Lakeside Medical Practice785 m
Food hygiene (5-star)56% of 34

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

A

High street health

Registered businesses

LOT INSTALLATIONS LIMITED

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 score15/100
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

49

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,875m
Crossrail 2 route15,164m

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
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
2
Local approval rate
100%
Borough approval rate
75%
Opportunity area
Thamesmead and Abbey Wood
CIL rate (residential)
£100/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£8.0bn
Est. completion
2050

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
245 homes · Land at, Land at, Felixstowe Road, Abbey Wood, SE2 9SG
Pipeline pressure
NONE

Named schemes (500m)

FORMER CHLORIDE WORKS, FORMER CHLORIDE WORKS, FELIXSTOWE ROAD, SE2202 homes
completed
165, 165, ABBEY WOOD ROAD, SE229 homes
completed
2A - 2D, 2A - 2D, Conference Road, Abbey Wood, SE2 0YH8 homes
completed
24 & 30, 24 & 30, Sydney Road, SE2 9RX4 homes
completed
51, 51, Rushdene, London, SA2 9RP3 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
11.9%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
2,114
Constituency
Bexleyheath and Crayford

Councillors

Jeremy FostenLabour
Christopher Finlay CalvertReform UK
Chris FramptonReform UK

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Key facts for SE2 9EZ

Full postcodeSE2 9EZ
Postcode districtSE2
BoroughLondon Borough of Bexley
WardBelvedere
Latitude51.489530
Longitude0.123008
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