Bexley Property Investment: Best Buy-to-Let Areas 2025
Where ancient woodlands meet the Thames, Bexley quietly blends the stunning history of its Saxon heritage with modern family life. In London's southeastern corner where the tranquility of Danson Park still feels like countryside, yet you're just 40 minutes from Bank station.
For buy-to-let landlords and investors seeking sustainable opportunity, Bexley offers something increasingly rare: sensible prices, reliable yields, and growth that feels earned rather than speculative.
Article updated: June 2025. Next update: September 2025.
Bexley Buy-to-Let Market Overview 2025
Bexley's property market offers investors solid value and steady fundamentals compared to London averages, with respectable yields and consistent growth patterns. The borough provides genuine choice across its postcodes, with DA17 (including Belvedere) showing the strongest price growth while DA8 (including Erith) delivers the highest rental yields.
- Price range: £354,551 (DA8) to £571,388 (DA5)
- Rental yields: 3.9% to 5.7% across different postcodes
- Rental income: Weekly rents from £364 to £449 (monthly: £1,577 to £1,946)
- Price per sq ft: Good value across the borough from £409/sq ft to £526/sq ft
- Affordability: Property prices range from 10.78 to 17.37 times local annual salaries
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by Robert Jones, Founder of Property Investments UK
With two decades in UK property, Rob has been investing in buy-to-let since 2005, and uses property data to develop tools for property market analysis.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Government Planning and Housing Data
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: June 2025. Next update: September 2025. All data is presented as provided by our sources without adjustments or amendments.
Why Invest in Bexley?
Bexley offers genuine value compared to most London boroughs, with average sold house prices 26.0% below the London average, making it one of the capital's most sensible entry points for new landlords.
When we look at typical buy-to-let fundamentals, population growth often drives housing demand and price appreciation. This is where Bexley's stats are quiet interesting.
Bexley total population growth is actually slightly below the UK, and lower than many London boroughs including the average general London population as seen in the latest data.
The total population of Bexley was 246,500 (as of the 2021 UK government census) and its population has increased by 6.2%, growing from 232,000 in 2011.
Yet house price growth has still been consistent.
Bexley includes well-established communities such as Bexleyheath, Sidcup, Welling, Erith, Belvedere, Bexley Village, Crayford, and Thamesmead.
The borough is primarily covered by the postcodes: DA5, DA6, DA7, DA8, DA14, DA15, DA16, and DA17.
With additional postcodes that cross Brent and other local London Boroughs including:
- SE2 (Abbey Wood) crosses Bexley and Greenwich
- SE9 (Eltham) crosses Bexley and Greenwich
- SE28 (Thamesmead) crosses Bexley and Greenwich
- DA1 (Dartford) crosses Bexley and Kent
- DA18 (Erith) crosses Bexley and Kent
What makes Bexley special isn't dramatic transformation, it's the steady reliability that residents (and landlords) appreciate. Green parks, good schools, close proximity to central London and prices that still make sense in today's often highly priced London housing market.
Bexley Property Market Analysis
When Was the Last House Price Crash in Bexley?
The last significant property price crash in Bexley occurred during the global financial crisis of 2008-2010, with a smaller correction in late 2019 and then again in April 2023.
Source: HM Land Registry House Price Index for Bexley
Looking at the property data across all types:
- 1995-2000: Steady, sensible growth, yet with some high annual increases around 5-16%
- 2000-2004: Accelerated growth with annual peaks reaching 26%. The kind of rise that felt exciting at the time but looking back maybe somewhat unsustainable.
- 2004-2007: Growth slowed to less than 10% per annum and then less than 2% in Feb 2006.
- 2008-2010: The financial crisis hit hard, with values dropping around 15% at the peak in 2009
- 2010-2014: Slow, patient recovery after a boom in early 2010.
- 2014-2016: Saw highs of 20% annual growth again. Showing Bexley can (and does) have some wild house price swings.
- 2016-2022: Showed a more measured growth with a small correction in 2019.
- 2022-2025: Despite the previous run, house prices took a hit again in 2023 dropping by -6.1% and then rebounding to a more stable 2.9% annual year on year growth by March 2025
What strikes me about Bexley is how it's handled market turbulence. Yes, the 2008 crash was painful here, but the recovery has been solid with significant growth years of 20% price increase. For those looking at the long term, this growth should be encouraging, however it is not without risk, as more than once Bexley has seen sharp corrections (5% price reductions) in one year.
The long-term story is genuinely impressive. Properties that cost on average £64,956 in 1995 are now worth over £408,318.
That's more than six times the original value. While that might not match some central London numbers, it represents real wealth creation for families who chose a London address in the more affordable parts of Bexley and held on through the ups and downs.
House Prices in Bexley: Sold (£)
The latest sold house price index by the Land Registry, shows the following average sold house prices across the London Borough of Bexley.
While detached houses in Bexley offer genuine value at 35.1% below the London average, semi-detached houses provide real accessibility at 25.3% below typical London prices.
Terraced houses in Bexley represent meaningful savings at 34.2% below London averages, while flats and maisonettes offer the most significant discount, coming in 42.9% below typical London prices.
For investors ticking of their requirements of growth potential, yield and tenant demand in their investment property checklist, these figures highlight why Bexley has become such a go-to location.
You're getting a London address at prices you might even find outside the capital in areas like the greener suburbs of Manchester and Birmingham.
Yet it is not all in reach for the average property buyer. With average detached houses selling at £711,670, families looking for larger homes on local incomes will still have affordability issues.
For entry level prices though, the real standout is the apartment market at £253,254. When you pair that with those solid rental yields we've seen, it becomes clear why buy-to-let landlords have been drawn to this corner of South London and East London.
Updated June 2025
| Property Type | Bexley Average Price | London Average | Difference |
|---|---|---|---|
| Detached houses | £711,670 | £1,096,977 | -35.1% |
| Semi-detached houses | £518,756 | £694,427 | -25.3% |
| Terraced houses | £407,917 | £619,816 | -34.2% |
| Flats and maisonettes | £253,254 | £443,634 | -42.9% |
| All property types | £408,318 | £552,073 | -26.0% |
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Government Planning and Housing Data
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: June 2025. Next update: September 2025. All data is presented as provided by our sources without adjustments or amendments.
House Prices in Bexley: For Sale Asking Prices (£)
Updated June 2025
The data represents the average asking prices of properties currently listed for sale in Bexley.
| Rank | Area | Average House Price |
|---|---|---|
| 1 | DA5 (Bexley Village) | £571,388 |
| 2 | DA15 (Sidcup) | £489,945 |
| 3 | DA7 (Bexleyheath) | £481,729 |
| 4 | DA6 (Bexleyheath) | £480,046 |
| 5 | DA16 (Welling) | £476,970 |
| 6 | DA14 (Sidcup) | £431,683 |
| 7 | DA17 (Belvedere) | £369,928 |
| 8 | DA8 (Erith) | £354,551 |
These prices show why Bexley works for so many people. You've got genuine choice here from DA8 (Erith) at £354,551 through to DA5 (Bexley Village) at £571,388. That's a meaningful range that lets you find something that fits your budget and goals. What strikes me is how DA8 keeps proving itself, that £354,551 price point, combined with everything else we've seen about yields and growth, creates real opportunity. Even the premium end of Bexley, DA5 at £571,388 might seem expensive until you remember that is close to the 'average price' for an 'average home' across London, yet this gets you in to the most desirable area of Bexley. For most investors, the sweet spot seems to be areas like DA17 (Belvedere) and DA14 (Sidcup), where prices feel sensible but you're still getting good historic growth and steady rental yields.
Sold Price Per Square Foot in Bexley (£)
Updated June 2025
The data represents the average sold price per square foot of properties actually sold in Bexley over the past 18 months.
| Rank | Area | Price Per Square Foot |
|---|---|---|
| 1 | DA15 (Sidcup) | £526 |
| 2 | DA5 (Bexley Village) | £500 |
| 3 | DA7 (Bexleyheath) | £495 |
| 4 | DA16 (Welling) | £483 |
| 5 | DA6 (Bexleyheath) | £475 |
| 6 | DA14 (Sidcup) | £472 |
| 7 | DA17 (Belvedere) | £422 |
| 8 | DA8 (Erith) | £409 |
These numbers tell a story that might surprise you. While DA15 (Sidcup) commands the highest price per square foot at £526, even this feels reasonable when you consider the area's tree-lined streets and strong schools. What really stands out is DA8 (Erith) at £409 per square foot - you're getting genuine space for your money here. When you combine that with its 5.7% rental yield and 18.0% growth, it starts to make real sense for families and investors alike. The £117 difference between the most and least expensive areas gives you choices based on what matters most to you. For growing families, these figures mean you can actually afford that extra bedroom or garden space - something that feels impossible in much of London.
House Price Growth in Bexley (%)
Updated June 2025
The data represents the average house price growth over the past five years, calculated using a blended rolling annual comparison of both sold prices and asking prices.
| Rank | Area | 5 Year Growth |
|---|---|---|
| 1 | DA17 (Belvedere) | 21.4% |
| 2 | DA16 (Welling) | 20.9% |
| 3 | DA5 (Bexley Village) | 18.1% |
| 4 | DA8 (Erith) | 18.0% |
| 5 | DA15 (Sidcup) | 17.8% |
| 6 | DA14 (Sidcup) | 17.6% |
| 7 | DA7 (Bexleyheath) | 17.3% |
| 8 | DA6 (Bexleyheath) | 11.8% |
These growth figures show something really promising about Bexley's trajectory. DA17 (Belvedere) has led the charge with 21.4% growth over five years, closely followed by DA16 (including Welling) at 20.9%. What's particularly encouraging is how consistently strong the growth has been across most areas - seven out of eight postcodes show growth between 17.3% and 21.4%. That kind of consistency suggests genuine, broad-based improvement rather than just isolated hot spots. The standout story might be DA8 (Erith), which combines this solid 18.0% growth with the borough's best rental yields and most affordable entry prices. DA6 (including Bexleyheath) shows more modest 11.8% growth, which actually aligns with its slower sales activity we saw earlier.
Average Monthly Property Sales in Bexley
Updated June 2025
The data represents the average number of residential property sales per month across Bexley's postcode districts, based on transactions recorded over the past 3 months.
| Rank | Area | Average Monthly Sales |
|---|---|---|
| 1 | DA7 (Bexleyheath) | 27 |
| 2 | DA16 (Welling) | 27 |
| 3 | DA15 (Sidcup) | 26 |
| 4 | DA14 (Sidcup) | 24 |
| 5 | DA8 (Erith) | 24 |
| 6 | DA17 (Belvedere) | 19 |
| 7 | DA5 (Bexley Village) | 14 |
| 8 | DA6 (Bexleyheath) | 9 |
These sales figures paint a picture of a genuinely active market across some parts of Bexley. DA7 (Bexleyheath) and DA16 (Welling) are both busy with 27 sales monthly, nearly one property changing hands every day. What's encouraging is how DA8 (Erith) holds its own with 24 sales despite being the most affordable area. This tells you the fundamentals are sound there and buyers are actively looking for value. However DA6 is a much slower property market with only one house exchanging every 1 in 3 days on average.Remember that these figures represent the entire market, including different property types and price points, so individual segments may experience faster or slower sales rates.
Planning Applications in Bexley
Updated June 2025
The data represents the average number of planning applications submitted per month in each postcode district, along with the percentage of applications that receive approval.
| Rank | Area | Monthly Applications | Success Rate |
|---|---|---|---|
| 1 | DA15 (Sidcup) | 34 | 83% |
| 2 | DA7 (Bexleyheath) | 34 | 86% |
| 3 | DA5 (Bexley Village) | 30 | 84% |
| 4 | DA16 (Welling) | 28 | 81% |
| 5 | DA14 (Sidcup) | 26 | 86% |
| 6 | DA8 (Erith) | 25 | 85% |
| 7 | DA6 (Bexleyheath) | 9 | 81% |
| 8 | DA17 (Belvedere) | 8 | 72% |
DA15 (Sidcup) and DA7 (Bexleyheath) are buzzing with activity with 34 applications monthly each and both areas enjoy excellent approval rates of 83% and 86% respectively. What's particularly interesting is how consistent Bexley Council appears to be, with success rates ranging from 72% to 86% across the borough.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Government Planning and Housing Data
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: June 2025. Next update: September 2025. All data is presented as provided by our sources without adjustments or amendments.
Bexley Rental Market Analysis
For those buying their first rental property, and thinking how much can you charge for rent across the London borough of Bexley?
The rental data below gives you an indication on the rental income per month and the rental yields landlords can aim to achieve for traditional assured shorthold tenants. This is helpful if you are growing a residential property portfolio in Bexley.
Rental Prices in Bexley (£)
Updated June 2025
The data represents the average monthly rent for long-let AST properties in Bexley. These figures reflect rents across all property types and do not account for differences in property size, number of bedrooms, or short-term lets.
| Rank | Area | Average Weekly Rent | Average Monthly Rent |
|---|---|---|---|
| 1 | DA5 (Bexley Village) | £449 | £1,946 |
| 2 | DA7 (Bexleyheath) | £431 | £1,868 |
| 3 | DA16 (Welling) | £414 | £1,794 |
| 4 | DA6 (Bexleyheath) | £400 | £1,733 |
| 5 | DA8 (Erith) | £392 | £1,699 |
| 6 | DA14 (Sidcup) | £379 | £1,642 |
| 7 | DA17 (Belvedere) | £372 | £1,612 |
| 8 | DA15 (Sidcup) | £364 | £1,577 |
What's heartening about Bexley's rental market is how it offers genuine value for residents without compromising on location. Even the premium area of DA5 (Bexley Village) at £449 weekly average rents feels reasonable when you consider its leafy streets and excellent schools. The real beauty lies in areas like DA17 (Belvedere) and DA15 (Sidcup), where rents around £360-£370 weekly make homes accessible for working families while still giving landlords solid returns. DA8 (Erith) particularly stands out combining affordable rents at £392 weekly with the borough's strongest yield of 5.7%. It's that rare combination where good transport links and ongoing improvements create steady tenant demand without the eye-watering rents you'd find closer to central London. This balance makes Bexley feel more sustainable for everyone involved. These figures represent average rents across all property types, from studio apartments to larger houses, and actual achievable rents can vary significantly based on property size, condition, and specific location within each postcode.
Gross Rental Yields in Bexley (%)
Updated June 2025
The data represents the average gross rental yields across different postcode districts in Bexley, calculated using a snapshot of current properties for sale and properties for rent. These figures are based on asking prices.
| Rank | Area | Gross Rental Yield |
|---|---|---|
| 1 | DA8 (Erith) | 5.7% |
| 2 | DA17 (Belvedere) | 5.2% |
| 3 | DA7 (Bexleyheath) | 4.7% |
| 4 | DA14 (Sidcup) | 4.6% |
| 5 | DA16 (Welling) | 4.5% |
| 6 | DA6 (Bexleyheath) | 4.3% |
| 7 | DA5 (Bexley Village) | 4.1% |
| 8 | DA15 (Sidcup) | 3.9% |
Bexley offers reliable yields that actually work in today's market. DA8 (Erith) leads with a solid 5.7% return, while DA17 (Belvedere) delivers 5.2%. What's encouraging is that even areas like DA7 (Bexleyheath) and DA14 (Sidcup) still provide 4.7% and 4.6% yields respectively, which is comparitive to many areas across London. The southern areas of Bexley particularly shine for income-focused investors, offering both affordability and solid rental returns. Remember that these figures represent gross rental yields before accounting for costs such as maintenance, void periods, and management fees.
Access our selection of exclusive, high-yielding, off-market property deals and a personal consultant to guide you through your options.
Is Bexley Rent High?
Yes, Bexley's rental costs create real financial pressure for local residents, even though the borough offers more reasonable rents than many London areas.
Average rent in Bexley consumes between 57.55% to 70.98% of local earnings based on the borough's mean annual income of £32,892.
The strain is most significant in DA5 (Bexley Village) where rents reach £449 per week. For a household relying on one local income, tenants need to dedicate 70.98% of their earnings to rent alone, leaving little breathing room for everyday expenses.
DA7 (Bexleyheath) presents similar challenges, with weekly rents of £431 requiring 68.14% of mean income - a level that puts genuine stress on family budgets.
Even in Bexley's most accessible areas, the picture remains tough. DA15 (Sidcup) at 57.55% of income and DA17 (Belvedere) at 58.81% still demand well over half of local earnings just for housing.
Here's what residents face across Bexley for rental costs as a percentage of incomes:
- DA5 (Bexley Village) - 70.98% of local income
- DA7 (Bexleyheath) - 68.14% of local income
- DA16 (Welling) - 65.45% of local income
- DA6 (Bexleyheath) - 63.24% of local income
- DA8 (Erith) - 61.97% of local income
- DA17 (Belvedere) - 58.81% of local income
- DA15 (Sidcup) - 57.55% of local income
- DA14 (Sidcup) - 59.92% of local income
This reveals something important about London's housing reality. While Bexley offers genuinely better value than central areas, working families still struggle with housing costs that would challenge anyone's budget.
For property investors, this creates steady rental demand but also reminds us that behind every investment are real people managing real financial pressures. Understanding this balance helps create better, more sustainable rental relationships.
Buy-to-Let Considerations
Are Bexley House Prices High?
No, compared to the 32 London boroughs, Bexley offers genuinely affordable property prices while still providing London benefits and connectivity.
The borough's average 'sold' property price of £408,318 sits 50.5% above the UK average of £271,415, which may seem very high for the average property buyer, but looking deeper, it is actually a more manageable 26.0% below the London average of £552,073. This positions Bexley as an accessible entry point for investors and landlords wanting London exposure without London premiums.
Interesting the average asking prices across Bexley postcodes range from the most expensive DA5 (Bexley Village) at £571,388 (more inline with London averages) to the most affordable DA8 (Erith) at £354,551.
Looking at property types, larger family homes (like any area) push prices even higher yet still significantly below London averages.
Bexley shows detached homes averaging £711,670 (35.1% below London average), semi-detached houses at £518,756 (25.3% below London average), terraced properties at £407,917 (34.2% below London average), and flats at £253,254 (42.9% below London average).
These meaningful savings across all property types explain why income-focused buy-to-let investors looking for lower house prices with a London postcode are drawn to Bexley.
Median annual earnings in Bexley are £28,667 (with 2.6% annual growth).
Mean annual earnings in Bexley are £32,892 (with 2.9% annual increase).
Considering the high cost of housing, utilities and general living in London, these local earnings are low, even compared to regional and UK averages.
Salary to house price ratios
To afford an average priced house in Bexley, residents affordability ratios are:
- DA5 (Bexley Village) - 17.37 times mean annual salary
- DA5 (Bexley Village) - 17.37 times mean annual salary
- DA7 (Bexleyheath) - 14.65 times mean annual salary
- DA6 (Bexleyheath) - 14.59 times mean annual salary
- DA16 (Welling) - 14.50 times mean annual salary
- DA14 (Sidcup) - 13.12 times mean annual salary
- DA17 (Belvedere) - 11.25 times mean annual salary
- DA8 (Erith) - 10.78 times mean annual salary
For local buyers on mean earnings, even Bexley's most affordable area, DA8 (including Erith), requires 10.78 times annual salary. This compares to London's overall ratio where the average house price of £552,073 and mean income of approximately £56,752 means buyers typically need about 9.73 times their salary.
This reveals something important: while Bexley offers better absolute value than most London areas, local residents still face significant affordability challenges. The gap between local earnings and housing costs remains substantial, even in London's more accessible boroughs.
How Much Deposit to Buy a House in Bexley?
Assuming a 30% deposit for buy-to-let investments, here's an overview of deposit requirements across different Bexley postcodes:
North Bexley
- DA5 (including Bexley Village): Investors considering properties in this sought-after area (typical value £571,388) would need to have a 30% deposit of £171,416 available.
- DA14 (including Sidcup): Properties in this popular location require a 30% down payment of £129,505 based on median property values of £431,683.
East Bexley
- DA15 (including Sidcup): Purchasing in this established eastern neighbourhood requires a 30% down payment of £146,984 based on average property values of £489,945.
- DA16 (including Welling): Property buyers looking to purchase in Welling need to allocate £143,091 for a 30% deposit on home prices averaging £476,970.
Central Bexley
- DA6 (including Bexleyheath): Investors looking at Bexleyheath and DA6 addresses, should prepared to have a 30% deposit of £144,014 for properties with average prices of £480,046.
- DA7 (including Bexleyheath): Buy-to-let landords buying a property in Bexleyheath DA7 postcodes, should budget for a 30% deposit of £144,519 on properties typically priced around £481,729.
South Bexley
- DA8 (including Erith): The most affordable area of Bexley, on average buying in DA8, requires a 30% deposit of £106,365 on properties typically valued at £354,551.
- DA17 (including Belvedere): Investors can also purchase more affordable properties in DA17 with a 30% down payment of £110,978 based on average house prices of £369,928.
If you’re new to property, or just starting out through a property training course, DA8 (including Erith) offers the gentlest entry point with the lowest deposit requirements in the borough. With healthy rental yields of 5.7% and steady 18.0% growth, it's a reassuring choice for new landlords.
How to Invest in Buy-to-Let in Bexley
For properties to buy in Bexley including:
- Finding off-market properties
- Buy-to-lets
- Buying a Holiday let or investing in serviced accommodation
- HMOs (houses of multiple occupation)
- PBSA (purpose built student accommodation)
- and other high yielding opportunities
We have partnered with the best property investment agents we can find for 8+ years.
Here you can get access to the latest investment property opportunities from our network.
For more information about specific areas:
- If you're interested in the highest rental returns in Bexley, consider DA8 (including Erith) with yields of 5.7% and DA17 (including Belvedere) at 5.2%, both offering strong rental returns with more affordable house prices than other parts of the borough
- For an alternative look at the local London housing market, with affordable entry prices, check out our guide to the cheapest areas to live in London.
- For different opportunities further afield, consider exploring buy-to-let in Essex or buy-to-let in Winchester.