Local market reports › DA area › DA8 › DA8 3
Northumberland Heath market report DA8 3, Erith
The standing DA8 3 (Northumberland Heath) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 3,951 sales registered with HM Land Registry in DA8 3 (Erith) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for DA8 3 (Erith) is £400,000, from 37 registered sales, up 15% on five years earlier; the mean is £418,500, and by floor area homes here have averaged about £4,490 per square metre over the last five years. Behind the figures sit 3,951 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
DA8 3 is a postcode sector: one group of streets inside DA8 (Erith). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where DA8 3 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What buyers actually paid in DA8 3
In the DA8 3 property market, the 2026 median sale price is £400,000, from 37 registered sales; the mean, the "average house price" most sites quote, is £418,500, sitting nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in DA8 3
By floor space, homes in DA8 3 have sold for about £4,490 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Against a national (England and Wales) median of £285,000, DA8 3 runs 40% above it.
A typical DA8 3 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £400,000 | £400,000 | 37 |
| 2025 | £400,000 | £409,565 | 100 |
| 2024 | £375,000 | £398,702 | 94 |
| 2023 | £385,500 | £423,570 | 76 |
| 2022 | £395,000 | £463,183 | 107 |
| 2021 | £347,200 | £439,600 | 142 |
| 2020 | £335,000 | £434,669 | 77 |
| 2019 | £325,000 | £425,997 | 101 |
| 2018 | £317,000 | £422,567 | 125 |
| 2017 | £300,000 | £409,170 | 150 |
| 2016 | £288,500 | £403,614 | 90 |
| 2015 | £250,000 | £353,250 | 209 |
| 2014 | £245,000 | £347,575 | 115 |
| 2013 | £205,000 | £294,975 | 81 |
| 2012 | £185,000 | £272,297 | 89 |
| 2011 | £179,000 | £270,221 | 91 |
| 2010 | £182,200 | £285,737 | 84 |
| 2009 | £175,000 | £281,314 | 71 |
| 2008 | £195,000 | £319,646 | 79 |
| 2007 | £192,000 | £325,685 | 197 |
| 2006 | £179,000 | £310,721 | 149 |
| 2005 | £175,000 | £311,429 | 129 |
| 2004 | £165,000 | £299,672 | 179 |
| 2003 | £149,000 | £274,494 | 177 |
| 2002 | £127,000 | £238,949 | 188 |
| 2001 | £105,200 | £202,242 | 158 |
| 2000 | £87,000 | £170,738 | 142 |
| 1999 | £75,000 | £149,471 | 173 |
| 1998 | £72,000 | £145,337 | 127 |
| 1997 | £65,000 | £133,302 | 145 |
| 1996 | £59,000 | £124,428 | 141 |
| 1995 | £60,400 | £131,300 | 128 |
In cash terms the typical DA8 3 home went from £60,400 in 1995 to £400,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 205%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2022, and today's median remains roughly 14% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the DA8 3 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2001 (+20.9% on the year before); the weakest, 2009 (−10.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What DA8 3 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | 0.0% | −2.3% |
| 5 years (since 2021) | +2.9% | −1.9% |
| 10 years (since 2016) | +3.3% | −0.1% |
| 20 years (since 2006) | +4.1% | +1.3% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
DA8 3 recorded 37 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 165 sales a year before the financial crisis and 83 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
The rental side of DA8 3
DA8 3 falls under Bexley, where the ONS puts the average private rent at £1,528 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,221 a month here against £2,413 for four or more bedrooms.
Average monthly rent by size, Bexley
ONS Price Index of Private Rents, May 2026.
Set against the £400,000 median sold price, £1,528 a month is £18,336 a year, a gross yield of 4.6%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
How DA8 3 trades
Only 37 sales completed here in the last twelve months of data, which makes DA8 3 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Real searches this page gets asked
Searches like free rental valuation in northumberland heath
reach this page too. It offers no valuations, and that is deliberate: what it has is the record valuers themselves anchor on. Take the £400,000 2026 median above, then zoom the average prices map down to the sold homes on the street in question.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
DA8 3 (Northumberland Heath): the questions that come up
How much did a house sell for in DA8 3 (Northumberland Heath)?
Are property prices falling in DA8 3 (Northumberland Heath)?
Is DA8 3 (Northumberland Heath) a good place to buy a house?
Where do DA8 3 prices go next?
The record answers a different question than "what happens next": the median is up 15% over five years in cash but down 9% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in DA8 today
The live side of the market holds 9 homes at the moment, listed by an agent publishing to HomesIndex.
These cover the whole DA8 district, not just DA8 3: live asking prices are collected per district.
38% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every DA8 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in DA
The Land Registry record, split by size: what each kind of home actually sold for across the DA area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £450,000 | £600,000 (+33%) | £800,000 (+33%) | £1,100,000 (+38%) |
| Semi-detached | £341,500 | £410,000 (+20%) | £480,000 (+17%) | £600,000 (+25%) | £712,500 (+19%) |
| Terraced | £312,000 | £364,000 (+17%) | £410,000 (+13%) | £499,997 (+22%) | £630,000 (+26%) |
| Flat | £217,500 | £287,995 (+32%) | £339,997 (+18%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the DA area is the point: the same five years treated these districts very differently.
DA area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in DA8
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of DA8, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| DA8 1 | £366,200 | 54 |
| DA8 2 | £370,000 | 25 |
Zoom out to the full DA8 district report for the type split, monthly volumes and how DA8 compares with its neighbours.
Selling a home in DA8 3? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in DA8 3, open the average prices map and zoom from the DA8 3 shading down to the sold homes on your own street. Every recorded DA8 3 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working DA8 3: the featured spot on this report is free for founding agents, one per district. Claim DA8 3.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about DA8 3. Free, with a one click sign in.
The live map plots every individual DA8 3 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.