Where to Buy Property Investments in Bexley: Yields of 5.9%
Bexley's top gross rental yield sits at 5.9% in SE28 (Thamesmead), with asking prices across the borough's 13 postcodes ranging from £329,805 in DA17 (Belvedere) to £545,395 in DA5 (Bexley Village, Albany Park). The average sold price in January 2026 was £412,226, putting the borough 42% above the England average of £290,437. Bexley's population grew 6.24% between the 2011 and 2021 censuses, reaching 246,472 residents.
Bexley is one of only five London boroughs with no Underground station. That changed in a different way in May 2022 when the Elizabeth line opened at Abbey Wood, giving the borough's northern fringe its first rapid transit link into central London. The borough's 13 postcodes split into two distinct investment profiles: northern postcodes along the Thames and near the Elizabeth line deliver yields above 5.5% on asking prices below £410,000, while established southern postcodes command premiums above £460,000 with yields closer to 4%. The data below covers all 13 postcodes with price, rent, yield, growth and affordability figures for each.
Bexley is a borough in south-east London (ONS code E09000004), bordered by Greenwich to the west and the Kent borough of Dartford to the east. The borough includes Bexleyheath, Erith, Sidcup and Welling. It shares several postcodes with neighbouring boroughs: DA15, DA16, SE2 and SE28 cross into Greenwich, DA14 straddles the Bromley border, DA1 extends into Dartford in Kent, and BR8 (Swanley) is mostly in Bromley and Kent with a sliver in Bexley. For more London property investment analysis, see our guides to neighbouring boroughs including Greenwich, Bromley and Lewisham.
Article updated: April 2026
Bexley Buy-to-Let Market Overview 2026
Bexley sits at the affordable end of the London market, with asking prices starting below £330,000 and yields reaching 5.9% in the borough's riverside postcodes.
- Average sold price: £412,226 (42% above England's £290,437)
- Asking price range: £329,805 (DA17, Belvedere) to £545,395 (DA5, Bexley Village)
- Rental yields: 3.8% (DA15, Sidcup/Blackfen) to 5.9% (SE28, Thamesmead) across 12 postcodes with rental data
- Rental income: Monthly rents from £1,548 (BR8, Swanley) to £1,996 (DA7, Bexleyheath/Barnehurst)
- Price per sq ft: House prices from £269/sq ft (DA18, Erith Marshes) to £526/sq ft (DA15, Sidcup/Blackfen)
- Market activity: Sales ranging from 2 per month (DA18) to 55 per month (DA1)
- Deposit requirements: 30% deposits range from £98,942 (DA17) to £163,619 (DA5)
- Affordability ratios: Property prices from 7.1 to 11.8 times Bexley's median annual salary of £46,233
Contents
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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
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without adjustments or amendments.
Why Invest in Bexley?
Bexley's population reached 246,472 in the 2021 Census, a 6.24% increase from 231,997 in 2011. That growth of 14,475 residents arrived alongside the borough's biggest infrastructure change in decades: the Elizabeth line, which opened at Abbey Wood in May 2022 and gave Bexley its first direct rail link to the West End, the City and Heathrow.
The borough sits in south-east London with 12 National Rail stations operated by Southeastern, spread across three lines converging at Dartford. The North Kent Line serves Abbey Wood, Belvedere, Erith and Slade Green. The Bexleyheath Line runs through Falconwood, Welling, Bexleyheath, Barnehurst and Crayford. The Dartford Loop Line connects Sidcup, Albany Park, Bexley and Crayford. Abbey Wood and Slade Green are also served by Thameslink trains.
Healthcare in the borough centres on Queen Mary's Hospital in Sidcup, operated by Oxleas NHS Foundation Trust as a community hospital. Oxleas serves Bexley, Bromley and Greenwich boroughs. Lewisham and Greenwich NHS Trust also provides services to Bexley residents.
Further education is provided by London South East Colleges (LSEC), which has a campus in Erith. LSEC was formed in 2016 from the amalgamation of Bromley College, Greenwich Community College and Bexley College. The borough has no university campus.
Bexley Economic Summary
- Population: 246,472 (2021 Census). Growth of 6.24% from 2011.
- Median annual salary: £46,233 (local), £46,940 (London), £39,863 (Great Britain)
- Employment rate: 80.3% (local)
- Unemployment rate: 4.8% (local)
- Key employment sectors: Healthcare, education, retail, logistics, public administration
Source: ONS Census 2021, Nomis Labour Market Profile (ASHE 2025, Employment Oct 2024-Sep 2025)
Regeneration & Investment in Bexley
Peabody's South Thamesmead masterplan alone will deliver up to 2,800 new homes across seven phases, anchoring a pipeline of development concentrated in the borough's northern riverside corridor. Three programmes are active.
- Peabody South Thamesmead (Under construction, up to 2,800 homes): Peabody's masterplan for South Thamesmead will deliver up to 2,800 new homes over seven phases. Phase 1 completed in 2022 with 534 homes (55% affordable), a new public square and The Nest library. Phase 2, a joint venture with Lovell, is delivering 329 mixed-tenure homes (42% affordable) and is due for completion in late 2025. Updates at Lovell Partnerships.
- Greater Erith Regeneration Programme (In progress, multi-year): Bexley Council's programme to transform Erith over approximately ten years includes the Carnegie Building restoration, the Pier Road development and the Erith Quarry redevelopment by L&Q and Anderson Group, which will deliver new homes, a primary school and public spaces. Updates at Greater Erith.
- Bexley Economic Growth Strategy (Approved February 2026): Bexley Council approved its Economic Growth Strategy "Ready for tomorrow, growing for a better future" in February 2026, setting out the borough's framework for commercial development, employment land use and investment attraction over the coming decade. Details at Bexley Council.
Bexley Property Market Analysis
When was the last house price crash in Bexley?
Bexley is a London borough so all sold property prices from HM Land Registry are available at this level. The Land Registry data for Bexley runs from January 1995 to January 2026, covering 31 years of price movements.
Bexley's average sold price has risen from £64,956 in January 1995 to £412,226 in January 2026, a total increase of 534.6%. That headline figure conceals one significant correction and several distinct growth phases.
- 1995-2007 (The Boom): Prices climbed from £64,956 in January 1995 to £199,808 by January 2007. This 207.6% increase over 12 years was driven by low interest rates, expanding mortgage availability and London's outward growth into affordable outer boroughs.
- 2008-2009 (The Financial Crisis): Bexley's pre-crash peak arrived in January 2008 at £220,079. The trough hit in April 2009 at £181,648, a decline of 17.5%. The worst annual change reading was -15.9% in April 2009. London as a whole fell 17.8% peak to trough over the same period. England's decline was larger at 18.2%. Bexley's correction was broadly in line with the London average.
- 2010-2013 (Stagnation and Recovery): Prices hovered between £181,648 and £222,070 for nearly five years. Bexley's recovery was slower than inner London boroughs, where international capital and constrained supply pushed prices higher sooner. The pre-crash peak of £220,079 was not matched until December 2013, when prices reached £222,070.
- 2014-2016 (Turning Point): Once prices cleared the pre-crash level, growth accelerated. By January 2015, the average had reached £261,744, a 17.9% increase in just two years. Help to Buy schemes and London's broader housing squeeze pushed demand into outer boroughs like Bexley.
- 2017-2019 (Steady Growth): Growth continued at a more measured pace. Prices rose from £307,542 in January 2016 to £336,654 by January 2020, an increase of 9.5% over four years. Brexit uncertainty slowed London property markets during this period, and Bexley was no exception.
- 2020-2022 (Pandemic Surge): The stamp duty holiday and demand for suburban space with gardens pushed Bexley prices sharply higher. From £336,654 in January 2020 to £391,043 by May 2022, prices rose 16.2% in 28 months. The all-time high of £417,727 was recorded in December 2022.
- 2023 (Rate Shock): Rising interest rates cooled the market. Prices dipped from the December 2022 high but the correction was modest. By January 2023, the average stood at £415,224.
- 2024-2026 (Current Market): Prices softened to £394,243 in January 2024 before recovering to £412,226 by January 2026, representing annual growth of 2.0%.
Long-term growth summary:
- 5 years (2021-2026): 15.6% growth (£356,652 to £412,226)
- 10 years (2016-2026): 34.0% growth (£307,542 to £412,226)
- 15 years (2011-2026): 105.7% growth (£200,369 to £412,226)
- 20 years (2006-2026): 119.3% growth (£188,008 to £412,226)
- 30 years (1996-2026): 544.2% growth (£63,994 to £412,226)
Bexley's 17.5% peak-to-trough decline during the financial crisis was slightly less severe than London's overall 17.8% drop and considerably less than England's 18.2%. The borough took nearly six years to recover to its pre-crash peak, reaching that level in December 2013. Today's prices sit at £412,226, which is 1.3% below the all-time high of £417,727 set in December 2022.
Source: HM Land Registry House Price Index for Bexley, January 1995 to January 2026.
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View Property DealsSold House Prices in Bexley
The average sold price in Bexley is £412,226, which is £121,789 (42%) above the England average of £290,437. That premium is consistent across every property type, though the gap varies significantly depending on what you are buying.
| Property Type | Bexley Average | England Average | Difference |
|---|---|---|---|
| Detached houses | £730,152 | £468,546 | +£261,606 (+56%) |
| Semi-detached houses | £529,904 | £288,046 | +£241,858 (+84%) |
| Terraced houses | £414,900 | £243,580 | +£171,320 (+70%) |
| Flats and maisonettes | £247,313 | £218,449 | +£28,864 (+13%) |
| All property types | £412,226 | £290,437 | +£121,789 (+42%) |
Semi-detached houses carry the largest premium at 84% above the England average. Bexley is primarily a suburban borough of family homes. The semi-detached stock, largely three-bedroom 1930s houses, forms the backbone of the market and commands £529,904 against a national average of £288,046. This £241,858 gap reflects London's structural housing premium applied to the most common house type in the borough.
Detached houses in Bexley average £730,152, a 56% premium over England's £468,546. These are concentrated in DA5 (Bexley Village) and DA15 (Blackfen), the borough's most expensive postcodes. The premium is large in absolute terms (£261,606) but proportionally smaller than semi-detached, reflecting Bexley's position as an affordable outer London borough where the detached market competes with Kent rather than inner London.
Terraced houses sit at £414,900, 70% above the England average of £243,580. The Victorian and Edwardian terraces in Bexleyheath, Belvedere and Erith form the bulk of the borough's lower-priced stock. These are the property types that dominate the higher-yielding northern postcodes.
Flats and maisonettes show the narrowest gap at just 13% above England. Bexley's flat market at £247,313 sits close to the national average of £218,449. The borough has a limited supply of purpose-built flats compared to inner London, and what exists tends to be ex-council stock or new-build apartments around Abbey Wood and Thamesmead. This narrow premium makes flats the most accessible entry point for investors looking at London pricing.
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
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without adjustments or amendments.
Price Per Square Foot in Bexley
The price per square foot across Bexley's 13 postcodes ranges from £269 in DA18 (Erith Marshes, Thamesmead) to £526 in DA15 (Sidcup, Blackfen). That is a spread of £257 per square foot within a single borough, meaning the same floor area costs nearly twice as much in Bexley's most expensive postcode as it does in its cheapest.
| Rank | Area | Price Per Sq Ft |
|---|---|---|
| 1 | DA18 (Erith Marshes, Thamesmead) | £269 |
| 2 | DA8 (Erith, Northumberland Heath) | £414 |
| 3 | DA1 (Dartford Town Centre) | £434 |
| 4 | DA17 (Belvedere) | £434 |
| 5 | BR8 (Swanley) | £447 |
| 6 | SE28 (Thamesmead) | £454 |
| 7 | SE2 (Abbey Wood) | £474 |
| 8 | DA14 (Sidcup, Foots Cray) | £480 |
| 9 | DA6 (Bexleyheath) | £484 |
| 10 | DA7 (Bexleyheath, Barnehurst) | £493 |
| 11 | DA16 (Welling, Falconwood) | £493 |
| 12 | DA5 (Bexley Village, Albany Park) | £498 |
| 13 | DA15 (Sidcup, Blackfen) | £526 |
DA18 sits far below the rest of the borough at £269 per square foot, based on just 22 transactions. This postcode covers the Erith Marshes and part of Thamesmead. The low sample size and the area's mix of ex-council housing and industrial land depress the figure. Every other Bexley postcode falls between £414 and £526 per square foot.
The five most expensive postcodes all exceed £480 per square foot and sit in the established southern and central belt of the borough. DA15 at £526 and DA5 at £498 are the premium areas. These are the Sidcup and Bexley Village postcodes where larger family homes on quieter streets command a per-foot premium that competes with neighbouring Bromley.
For Sale Asking Prices in Bexley
The mean asking price across Bexley's postcodes is £428,791, with 12 of 13 postcodes carrying enough listing activity to generate a reliable figure. This mean is the simple average of all postcode asking prices and provides a useful comparison point for the borough-level sold price of £412,226. DA18 (Erith Marshes, Thamesmead) has insufficient listing activity to appear.
Asking prices range from £329,805 in DA17 (Belvedere) to £545,395 in DA5 (Bexley Village, Albany Park), a spread of £215,590 across the borough. Six postcodes sit below £410,000, clustering in the northern riverside corridor and the eastern fringe. The remaining six sit above £445,000 in the established residential areas.
| Rank | Area | Asking Price |
|---|---|---|
| 1 | DA5 (Bexley Village, Albany Park) | £545,395 |
| 2 | DA15 (Sidcup, Blackfen) | £531,725 |
| 3 | DA7 (Bexleyheath, Barnehurst) | £497,707 |
| 4 | DA16 (Welling, Falconwood) | £468,460 |
| 5 | DA6 (Bexleyheath) | £459,612 |
| 6 | BR8 (Swanley) | £445,631 |
| 7 | SE2 (Abbey Wood) | £408,457 |
| 8 | DA14 (Sidcup, Foots Cray) | £407,600 |
| 9 | SE28 (Thamesmead) | £360,759 |
| 10 | DA1 (Dartford Town Centre) | £346,989 |
| 11 | DA8 (Erith, Northumberland Heath) | £343,356 |
| 12 | DA17 (Belvedere) | £329,805 |
| 13 | DA18 (Erith Marshes, Thamesmead) | Not enough data |
The £215,590 gap between DA17 and DA5 represents the difference between two distinct parts of the borough. DA17 (Belvedere) sits along the Thames in the north, close to the industrial areas of Erith and Belvedere, with a housing stock dominated by terraces and ex-council properties. DA5 (Bexley Village) sits in the south of the borough, with tree-lined streets, larger homes and proximity to the green spaces around Hall Place. Investors looking for below market value properties or repossessed houses will find the widest selection in the DA8, DA17 and SE28 postcodes, where asking prices sit between £329,805 and £360,759.
House Price Growth in Bexley
SE2 (Abbey Wood) leads Bexley's five-year house price growth at 25.7%, followed by BR8 (Swanley) at 19.2% and DA1 (Dartford Town Centre) at 17.7%. The strongest growth postcodes are not the most expensive. SE2's asking price of £408,457 sits in the middle of the table, but its five-year growth significantly outpaces every other postcode in the borough. The Elizabeth line, which reached Abbey Wood in May 2022, is the clearest differentiator.
| Area | 1 Year | 3 Years | 5 Years |
|---|---|---|---|
| SE2 (Abbey Wood) | +6.6% | +12.2% | +25.7% |
| BR8 (Swanley) | +4.9% | +5.4% | +19.2% |
| DA1 (Dartford Town Centre) | -0.1% | +6.1% | +17.7% |
| DA16 (Welling, Falconwood) | +1.8% | +4.3% | +14.5% |
| DA7 (Bexleyheath, Barnehurst) | +3.0% | +1.7% | +12.8% |
| DA5 (Bexley Village, Albany Park) | +1.4% | +3.9% | +11.4% |
| DA17 (Belvedere) | -0.8% | +2.1% | +11.1% |
| SE28 (Thamesmead) | -9.9% | +7.6% | +10.0% |
| DA15 (Sidcup, Blackfen) | -0.1% | -2.6% | +9.8% |
| DA8 (Erith, Northumberland Heath) | +1.2% | -0.3% | +8.5% |
| DA6 (Bexleyheath) | -3.7% | +1.3% | +7.5% |
| DA14 (Sidcup, Foots Cray) | -9.4% | -2.0% | -1.7% |
| DA18 (Erith Marshes, Thamesmead) | Not enough data | -100.0% | Not enough data |
SE2 (Abbey Wood) has the highest five-year growth at 25.7%, more than doubling the borough average. This postcode contains Abbey Wood station, the eastern terminus of the Elizabeth line. The station entrance sits in Bexley, though the platforms are in the neighbouring Royal Borough of Greenwich. The growth pattern here is distinct: positive across all three time windows, with the one-year figure of +6.6% showing continued momentum rather than a one-off spike.
DA14 (Sidcup, Foots Cray) is the only postcode showing negative five-year growth at -1.7%. The one-year figure of -9.4% and the three-year figure of -2.0% suggest a market that has been softening. DA14 shares its postcode with parts of Bromley, and its price point of £407,600 places it in the middle of the borough. DA18 (Erith Marshes) shows a three-year figure of -100.0%, which reflects a data anomaly from extremely low transaction volume (2 sales per month) rather than an actual market collapse. Investors searching for renovation properties in this part of south-east London will find stock in the northern postcodes where older terraces and ex-industrial conversions are concentrated.
Monthly Property Sales in Bexley
DA1 (Dartford Town Centre) leads Bexley for sales volume at 55 transactions per month, with a turnover rate of 20%. DA1 is a shared postcode that extends into Dartford borough in Kent, which partly explains the high volume. Within Bexley itself, DA7 (Bexleyheath, Barnehurst) records 32 sales per month with a 25% turnover rate, making it the busiest postcode fully within the borough.
| Area | Sales Per Month | Turnover | Asking Price |
|---|---|---|---|
| DA1 (Dartford Town Centre) | 55 | 20% | £346,989 |
| DA7 (Bexleyheath, Barnehurst) | 32 | 25% | £497,707 |
| DA16 (Welling, Falconwood) | 26 | 24% | £468,460 |
| DA8 (Erith, Northumberland Heath) | 26 | 14% | £343,356 |
| DA14 (Sidcup, Foots Cray) | 20 | 13% | £407,600 |
| DA15 (Sidcup, Blackfen) | 20 | 13% | £531,725 |
| BR8 (Swanley) | 19 | 17% | £445,631 |
| DA5 (Bexley Village, Albany Park) | 19 | 16% | £545,395 |
| SE28 (Thamesmead) | 19 | 13% | £360,759 |
| DA17 (Belvedere) | 16 | 16% | £329,805 |
| SE2 (Abbey Wood) | 12 | 15% | £408,457 |
| DA6 (Bexleyheath) | 9 | 11% | £459,612 |
| DA18 (Erith Marshes, Thamesmead) | 2 | 50% | Not enough data |
DA7's 25% turnover rate is the highest in the borough among postcodes with meaningful volume. One in four properties in DA7 changes hands within 12 months of listing. Combined with its 32 monthly sales, this suggests a liquid market where buy-to-let properties can be acquired and exited without extended holding periods.
DA18's 50% turnover rate on just 2 sales per month reflects the postcode's unusual composition. The tiny volume means a handful of transactions can produce extreme percentage readings. DA6 (Bexleyheath) at 9 sales per month and 11% turnover sits at the opposite end, suggesting a settled ownership pattern with less stock coming to market.
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
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without adjustments or amendments.
Bexley Rental Market Analysis
For investors weighing up whether rental property is a worthwhile investment in Bexley, the data below breaks down average monthly rents and gross rental yields across the borough's postcodes.
Twelve of 13 postcodes have rental data. DA18 (Erith Marshes, Thamesmead) has insufficient rental activity to generate reliable figures. Rents range from £1,548 to £1,996 per month, with yields between 3.8% and 5.9%. If you are looking to build a property portfolio in London, Bexley's combination of sub-£350,000 asking prices and yields approaching 6% in its northern postcodes makes the borough worth examining alongside the tables below.
Average Rent & Gross Rental Yields in Bexley
SE28 (Thamesmead) leads Bexley's rental yield table at 5.9%, followed by DA8 (Erith) at 5.8% and a three-way tie at 5.7% between DA1 (Dartford Town Centre), DA17 (Belvedere) and SE2 (Abbey Wood). Five postcodes deliver yields above 5.5%, and all five sit in the northern half of the borough along or near the Thames. The pattern is clear: lower asking prices in the north produce higher yields, even though absolute rents are not significantly higher than in the south.
| Area | Average Rent (Monthly) | Asking Price | Gross Yield |
|---|---|---|---|
| SE28 (Thamesmead) | £1,785 | £360,759 | 5.9% |
| DA8 (Erith, Northumberland Heath) | £1,671 | £343,356 | 5.8% |
| DA1 (Dartford Town Centre) | £1,646 | £346,989 | 5.7% |
| DA17 (Belvedere) | £1,573 | £329,805 | 5.7% |
| SE2 (Abbey Wood) | £1,926 | £408,457 | 5.7% |
| DA14 (Sidcup, Foots Cray) | £1,712 | £407,600 | 5.0% |
| DA6 (Bexleyheath) | £1,913 | £459,612 | 5.0% |
| DA7 (Bexleyheath, Barnehurst) | £1,996 | £497,707 | 4.8% |
| DA16 (Welling, Falconwood) | £1,851 | £468,460 | 4.7% |
| BR8 (Swanley) | £1,548 | £445,631 | 4.2% |
| DA5 (Bexley Village, Albany Park) | £1,768 | £545,395 | 3.9% |
| DA15 (Sidcup, Blackfen) | £1,662 | £531,725 | 3.8% |
| DA18 (Erith Marshes, Thamesmead) | Not enough data | Not enough data | Not enough data |
The yield gap between the top five and the bottom three postcodes is stark. SE28 at 5.9% and DA15 at 3.8% differ by 2.1 percentage points. On a £360,759 property in SE28, a 5.9% gross yield translates to £21,420 in annual rent. On a £531,725 property in DA15, the 3.8% yield generates £19,942. The cheaper property in SE28 produces more annual rental income in absolute terms than a property costing £170,966 more in DA15.
SE2 (Abbey Wood) is notable for combining the borough's highest monthly rent of £1,926 with a yield of 5.7%. This is the Elizabeth line postcode. The higher rent reflects the transport premium that tenants will pay for a 15-minute journey to Canary Wharf or a 30-minute journey to Liverpool Street. The asking price of £408,457 absorbs some of that premium but not enough to drag the yield below 5.5%.
Is Bexley Rent High?
Average rents in Bexley range from 40.2% to 51.8% of the local median gross monthly income. The median gross weekly salary in Bexley is £889.10, which equates to £3,853 per month or £46,233 per year. This is below the London regional median of £902.70 per week and above the Great Britain median of £766.60 per week. Data from the Nomis Labour Market Profile (ASHE 2025).
| Rank | Area | Rent as % of Income |
|---|---|---|
| 1 | DA7 (Bexleyheath, Barnehurst) | 51.8% |
| 2 | SE2 (Abbey Wood) | 50.0% |
| 3 | DA6 (Bexleyheath) | 49.6% |
| 4 | DA16 (Welling, Falconwood) | 48.0% |
| 5 | SE28 (Thamesmead) | 46.3% |
| 6 | DA5 (Bexley Village, Albany Park) | 45.9% |
| 7 | DA14 (Sidcup, Foots Cray) | 44.4% |
| 8 | DA8 (Erith, Northumberland Heath) | 43.4% |
| 9 | DA15 (Sidcup, Blackfen) | 43.1% |
| 10 | DA1 (Dartford Town Centre) | 42.7% |
| 11 | DA17 (Belvedere) | 40.8% |
| 12 | BR8 (Swanley) | 40.2% |
| 13 | DA18 (Erith Marshes, Thamesmead) | Not enough data |
All 12 postcodes with data show rents exceeding 40% of gross monthly income. That range of 40.2% to 51.8% is narrower than many London boroughs, reflecting Bexley's relatively compressed rent range (£1,548 to £1,996 separating the cheapest from the most expensive). For tenants, this means there is limited scope to reduce housing costs by moving within the borough. For investors, it indicates consistent rental demand across all areas. Tenants are paying a similar proportion of income regardless of postcode.
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Are House Prices High? Price-to-Earnings Ratios
How stretched are house prices relative to local earnings? Purchasing a property in Bexley requires between 7.1 and 11.8 times the median annual salary. This is based on the Nomis Labour Market Profile for Bexley showing the median gross annual income for Bexley residents is £46,233.
| Rank | Area | Price-to-Earnings Ratio |
|---|---|---|
| 1 | DA17 (Belvedere) | 7.1x |
| 2 | DA8 (Erith, Northumberland Heath) | 7.4x |
| 3 | DA1 (Dartford Town Centre) | 7.5x |
| 4 | SE28 (Thamesmead) | 7.8x |
| 5 | DA14 (Sidcup, Foots Cray) | 8.8x |
| 6 | SE2 (Abbey Wood) | 8.8x |
| 7 | BR8 (Swanley) | 9.6x |
| 8 | DA6 (Bexleyheath) | 9.9x |
| 9 | DA16 (Welling, Falconwood) | 10.1x |
| 10 | DA7 (Bexleyheath, Barnehurst) | 10.8x |
| 11 | DA15 (Sidcup, Blackfen) | 11.5x |
| 12 | DA5 (Bexley Village, Albany Park) | 11.8x |
| 13 | DA18 (Erith Marshes, Thamesmead) | Not enough data |
Four postcodes sit below 8x earnings, all in the northern riverside corridor. DA17 at 7.1x, DA8 at 7.4x, DA1 at 7.5x and SE28 at 7.8x are the most affordable relative to local incomes. These are the same postcodes that lead the yield table, reinforcing the split between northern Bexley (lower prices, higher yields, lower affordability ratios) and southern Bexley (higher prices, lower yields, stretched affordability). DA5 at 11.8x sits at the top, where a property costs nearly 12 years of local median salary.
Deposit Requirements in Bexley
The difference between entering Bexley's cheapest postcode and its most expensive is £64,677 in deposit alone. A 30% deposit on a Bexley property ranges from £98,942 in DA17 (Belvedere) to £163,619 in DA5 (Bexley Village, Albany Park). The six postcodes below £130,000 are concentrated in the northern part of the borough. For a fuller picture of buy-to-let costs and stamp duty on properties in this price range, see our dedicated guides. Investors exploring buy-to-let with no deposit options can also review our dedicated guide.
| Rank | Area | 30% Deposit Required |
|---|---|---|
| 1 | DA17 (Belvedere) | £98,942 |
| 2 | DA8 (Erith, Northumberland Heath) | £103,007 |
| 3 | DA1 (Dartford Town Centre) | £104,097 |
| 4 | SE28 (Thamesmead) | £108,228 |
| 5 | DA14 (Sidcup, Foots Cray) | £122,280 |
| 6 | SE2 (Abbey Wood) | £122,537 |
| 7 | BR8 (Swanley) | £133,689 |
| 8 | DA6 (Bexleyheath) | £137,884 |
| 9 | DA16 (Welling, Falconwood) | £140,538 |
| 10 | DA7 (Bexleyheath, Barnehurst) | £149,312 |
| 11 | DA15 (Sidcup, Blackfen) | £159,518 |
| 12 | DA5 (Bexley Village, Albany Park) | £163,619 |
| 13 | DA18 (Erith Marshes, Thamesmead) | Not enough data |
The four sub-£110,000 deposits all sit in postcodes yielding 5.7% or above. DA17 at £98,942 is the lowest entry point in the borough and delivers a 5.7% yield. SE28 at £108,228 offers the highest yield at 5.9%. For an investor choosing between these four postcodes, the deposit difference between the cheapest (DA17, £98,942) and the dearest (SE28, £108,228) is just £9,286, but SE28 delivers both the higher yield and the higher monthly rent (£1,785 vs £1,573).
What the Bexley Data Tells Buy-to-Let Investors
Bexley's strongest yield postcodes are SE28 (5.9%), DA8 (5.8%), DA1 (5.7%), DA17 (5.7%) and SE2 (5.7%). All five sit in the northern half of the borough, where asking prices range from £329,805 to £408,457 and 30% deposits start below £110,000. Monthly rents in these postcodes range from £1,573 (DA17) to £1,926 (SE2). The tenant profile across these areas is predominantly working families and commuters, with the Elizabeth line at Abbey Wood (SE2) adding demand from City workers who previously looked further west.
SE2 (Abbey Wood) combines the borough's highest rent at £1,926 per month with the strongest five-year growth at 25.7%. This is a rare alignment: the same postcode leads on both income and capital appreciation. The Elizabeth line connection, which opened in May 2022, is the obvious driver. SE28 (Thamesmead) sits adjacent and leads on yield at 5.9%, though its one-year growth of -9.9% shows more recent price volatility. The Peabody regeneration programme is delivering up to 2,800 new homes in the Thamesmead area, which will increase housing supply alongside the transport improvements.
DA14 (Sidcup, Foots Cray) shows negative growth across all three time windows: -9.4% (one year), -2.0% (three years) and -1.7% (five years). The postcode still yields 5.0%, but the softening prices are consistent across the short and medium term. DA6 (Bexleyheath) shows a similar pattern with -3.7% one-year growth and just 9 sales per month, the second-lowest volume in the borough after DA18. Low volume can amplify price swings in either direction. DA18 (Erith Marshes) has insufficient data for price, rent and yield, with just 2 transactions per month.
Bexley is covered by the London Borough of Bexley's selective licensing scheme. Landlords should check current designation areas and licence requirements before purchasing investment property in the borough.
How Bexley Compares
At £428,791, Bexley's mean asking price is £36,100 cheaper than neighbouring Greenwich and £110,387 cheaper than Bromley, while matching Greenwich's top yield of 5.9%. The table below places Bexley alongside four neighbouring London boroughs using mean asking prices, mean monthly rents and the top single-postcode gross yield.
| Location | Mean Asking Price | Mean Monthly Rent | Top Gross Yield |
|---|---|---|---|
| Barking & Dagenham | £405,690 | £1,821 | 6.6% |
| Bexley | £428,791 | £1,754 | 5.9% |
| Greenwich | £464,891 | £1,956 | 5.9% |
| Lewisham | £490,253 | £1,905 | 5.8% |
| Bromley | £539,178 | £1,796 | 5.2% |
Bexley has the second-lowest mean asking price of the five boroughs at £428,791. Only Barking & Dagenham is cheaper at £405,690, and it offers a higher top yield at 6.6%. The £23,101 price difference between Bexley and Barking is modest, but Barking sits in east London with different transport links and a distinct tenant profile.
Greenwich matches Bexley's top yield at 5.9% but at a mean asking price of £464,891, which is £36,100 more expensive. Greenwich shares the Elizabeth line connection at Abbey Wood (the station platforms sit in Greenwich, though the entrance is in Bexley) and has a larger stock of new-build flats around the Woolwich and Greenwich Peninsula developments. The higher rent of £1,956 per month in Greenwich reflects this positioning.
Lewisham at £490,253 and Bromley at £539,178 are progressively more expensive. Bromley's lower top yield of 5.2% reflects its position as a more established residential borough where owner-occupiers dominate and rental yields are compressed by higher asking prices. Investors comparing these four neighbouring boroughs with Bexley will find that Bexley's data profile sits closest to Barking and Greenwich on yield, while its price point is distinctly lower than Greenwich, Lewisham and Bromley. For a wider view, see our guide to the best buy-to-let locations across England.
Frequently Asked Questions
What is the average house price in Bexley?
£412,226 as of January 2026, according to the HM Land Registry UK House Price Index. This figure covers all property types across the London Borough of Bexley. Asking prices on the current market range from £329,805 in DA17 (Belvedere) to £545,395 in DA5 (Bexley Village, Albany Park) across the 12 postcodes with sufficient data. The borough's average sits 42% above the England average of £290,437.
What are average rents in Bexley?
Between £1,548 and £1,996 per month across the 12 postcodes with data. BR8 (Swanley) sits at the lower end and DA7 (Bexleyheath, Barnehurst) at the upper end. SE2 (Abbey Wood) commands the second-highest rent at £1,926 per month. The borough's rent range is relatively compressed compared to many London boroughs. Rents as a percentage of local median income run from 40.2% to 51.8%, reflecting consistent demand across all parts of the borough.
How has the Elizabeth line affected Bexley property prices?
SE2 (Abbey Wood), the postcode closest to Abbey Wood station, has recorded 25.7% five-year house price growth since the Elizabeth line opened on 24 May 2022. The station entrance is in the London Borough of Bexley, though the platforms sit in the Royal Borough of Greenwich. SE2 commands the borough's highest monthly rent at £1,926. The adjacent SE28 (Thamesmead) has seen 10.0% five-year growth. Whether the Elizabeth line is the sole cause of these figures or one factor among several (including the Peabody regeneration programme delivering up to 2,800 homes nearby) is not separable from the data alone.
How does Bexley compare to neighbouring London boroughs for buy-to-let?
Bexley's mean asking price of £428,791 is lower than Greenwich (£464,891), Lewisham (£490,253) and Bromley (£539,178), and higher than Barking & Dagenham (£405,690). Bexley's top gross yield of 5.9% matches Greenwich and sits above Lewisham (5.8%) and Bromley (5.2%). Barking & Dagenham's 6.6% top yield is the highest in this group. Each borough has a different transport profile, housing stock and tenant base, so the comparison depends on which metrics an investor prioritises. See our guides to Greenwich, Bromley, Lewisham and Barking & Dagenham for full postcode-level breakdowns.
Which Bexley postcodes have the highest rental yields?
SE28 (Thamesmead) at 5.9%, followed by DA8 (Erith, Northumberland Heath) at 5.8%, DA1 (Dartford Town Centre) at 5.7%, DA17 (Belvedere) at 5.7% and SE2 (Abbey Wood) at 5.7%. All five sit in the northern part of the borough along or near the Thames, with asking prices between £329,805 and £408,457. The lowest-yielding postcode with data is DA15 (Sidcup, Blackfen) at 3.8%, where a higher asking price of £531,725 depresses the gross yield despite a rent of £1,662 per month.
What regeneration is happening in Bexley?
Three programmes are active. Peabody's South Thamesmead masterplan will deliver up to 2,800 new homes over seven phases, with Phase 1 (534 homes) completed in 2022 and Phase 2 (329 homes) due in late 2025. The Greater Erith Regeneration Programme includes the Carnegie Building restoration, Pier Road development and Erith Quarry redevelopment. Bexley Council approved its Economic Growth Strategy in February 2026. The South Thamesmead development straddles the Bexley/Greenwich border. For off-market property opportunities in regeneration areas, contact our team.
Is Bexley a nice place to live?
Bexley is one of outer London's lower-density boroughs, with 246,472 residents across a mix of suburban housing, riverside developments and green space including Danson Park, Lesnes Abbey Woods and Hall Place Gardens. The borough has no Underground station, but the Elizabeth line opened at Abbey Wood in May 2022, connecting the northern part of Bexley to central London and Heathrow. Bexleyheath is the main commercial centre, with Sidcup and Erith serving as secondary town centres. Median workplace earnings for Bexley residents are £36,113 per year (Nomis ASHE 2025). The borough borders Kent to the east, and DA1 extends into Dartford, giving parts of Bexley a more semi-rural character than typical London boroughs.
What are property prices like in Bexleyheath?
Two postcodes cover Bexleyheath: DA6 and DA7. DA6 (Bexleyheath town centre) has a mean asking price of £459,612, average rent of £1,913 per month and a gross yield of 5.0% on 9 sales per month. DA7 (Bexleyheath, Barnehurst) is slightly higher at £497,707 asking, £1,996 rent, 4.8% yield and 32 sales per month. DA7 has the highest turnover rate (25%) of any Bexley postcode with meaningful sales volume, with one in four properties changing hands within 12 months of listing. Both postcodes sit in the middle of Bexley's price range, between the sub-£370,000 northern riverside postcodes and the £530,000+ southern postcodes like DA5 and DA15.