Blendon & Penhill · Bexley · Old Bexley and Sidcup constituency · 51.43849, 0.12024

DA14 4PD— Blendon & Penhill, Bexley

Location and area intelligence for DA14 4PD, Blendon & Penhill, Bexley

The family fortress

 

Schools 75%Safety 86/100Transport 47/100Low yield 3.32%

Best for: Families, Owner-occupiers

Compare areas

Standout strength: safety

Liveability
61
Safety
86
Schools
61
Transport
47
Environment
72
Investment
35

The bottom line

DA14 4PD offers low crime at £487,500 median — a strong choice for Families and Owner-occupiers.

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Location

DA14 4PD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-6.2% vs London avg
vs London income+1.7% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for DA14 4PD

🛡️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

“The family fortress”

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How DA14 4PD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Hurst Primary School

Not yet inspected · 7 min walk

KS2: 107.0

★

Secondary

Hurstmere School

Requires Improvement · Inspected Sept 2022 · 5 min walk

75% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 67 min walk

1 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

30.1 incidents per 1,000 residents

Better than 79% of London
→ Stable

-43% vs borough

Crime by type

Violence & sexual offences33%
Anti-social behaviour30%
Other20%
Vehicle crime8%
Burglary5%
Drug offences3%
Robbery3%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sidcup Fire Station · 2.2km

Crime is 54% below 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.

£487,500

Median sale price

6% below London median

£487,500 is 6% below the London median (£520,000)

-10.6%

This year

Terraced

Dominant type

Price history

5-year change
+13.4%
Sales (24 months)5
New build0.0%
Avg terraced£487,500
Price per m²£5,405/m²
Price per ft²£502/ft²
Avg floor area91.6 m²

EPC breakdown

C
12%
D
8%
E
5%
F
4%

Based on 29 properties · Confidence: medium

Street mix

Semi 16%Terraced 84%

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£11,875
First-time buyerFTB
£3,125
Additional propertyBTL/2nd
£26,500

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

11.4×

Price-to-income

£2,439/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield867 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£229,000
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, partial 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

+5.7%

Total change

+427%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.5%

per year

Acceleration

-7.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 89 sales

Property Type Mix

Total: 89 sales

Semi-detached15.7%
Terraced84.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£154k+66.5%3.8
Post-dot-com plateau2001–2004£167k£237k+42.2%5.2
Pre-crash peak2005–2007£237k£267k+12.7%4.3
GFC & correction2008–2011£280k£250k-10.7%2.2
Help-to-Buy recovery2013–2016£263k£420k+59.7%1.2
Brexit uncertainty2017–2019£463k£435k-5.9%1.7
Pandemic surge2020–2021£403k£430k+6.8%2.5
Rate-rise correction2022–2022£467k£467k+0%3
Current market2024–2025£495k£488k-1.5%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
17.8%
District
17.8%
Terraced+0% α
Local
6%
District
6%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Albany Park - Footscray Lane

Nearby stations

Albany Park - Footscray LaneNational Rail
3 min walk
Abbey WoodElizabeth line
73 min walk
Woolwich Arsenal DLR StationDLR
84 min walk
King George V DLR StationDLR
102 min walk
Gallions Reach DLR StationDLR
107 min walk
No bus stops within 400m

14

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★33 min
Victoria57 min ↑
Waterloo42 min ↑
Canary Wharf51 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park265m
Santander docks (800m)0
Nearest cycle dock9.4 km

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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.4 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 10%
More green space than 89% of London

Nearest SSSI: Ruxley Gravel Pits SSSI — 3.2 km

Energy

Solar: 867 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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 yield866.7 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ENDOSCOPY (GPSI) DR SK ROY

19 CROOK LOG, DA6 8DZ

29 min walk

0

GPs within 1km

Dentists within 1km

Nearest hospitalQueen Mary's Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 15.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Albany (501 m)

Nearest supermarketAsda · 2.3 km
1 swimming pools

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)

1.3km

Post office

Nearby shops

Montpelier Local542 m
Maylands Store855 m

Nearby cafes

Caffe' Cino's514 m
Monty's Cafe551 m

Nearby restaurants

Beijing Spring465 m
Albany Grill523 m
Fortune Inn531 m
Domino's547 m

Nearby pubs

The Albany501 m
Silver Fox557 m
The Three Blackbirds1.1 km

Nearby pharmacies

Osbon Pharmacy472 m
Food hygiene (5-star)67% of 18

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

35

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score21/100
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

64.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,710m
Crossrail 2 route18,130m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,024 nationally

1,330

Est. population

6,214/km²

62%

Employed

28%

Degree educated

£42,700

Median income

2.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

25%
18%
21%
20%
16%
Under 1825%
18–3418%
35–4921%
50–6420%
65+16%

Tenure

34%
38%
18%
Own outright34%
Own (mortgage)38%
Private rent9%
Social rent18%
Shared ownership1%

Ethnicity

82%
White British82%
White Other6%
Asian4%
Black4%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household20%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Social rent18%
Private rent9%

vs. London

Income vs London+1.7%
Price vs London-6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
8
Local approval rate
89%
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)
3
Largest scheme
8 homes · 166, Penhill Road, DA5 3EA
Pipeline pressure
NONE

Named schemes (500m)

166, Penhill Road, DA5 3EA8 homes
completed
Land at the junction of, Land at the junction of, Stansted Crescent, Carisbrooke Avenue, Bexley, DA5 3HX5 homes
completed
133, 133, Penhill Road, Bexley, DA5 3EU2 homes
completed
80, 80, Carisbrooke Avenue, Bexley, DA5 3HT2 homes
completed
Land at 232, Land at 232, Hurst Road, Sidcup, DA15 9AN1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.5%
Election year
2026
MP
Mr Louie French (Conservative)
MP majority
3,548
Constituency
Old Bexley and Sidcup

Councillors

David LeafConservative
Cafer MunurConservative
Nicholas O'HareConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£487,500)

£11,875

Standard buyer

£3,125

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 DA14 4PD

Full postcodeDA14 4PD
Postcode districtDA14
BoroughLondon Borough of Bexley
WardBlendon & Penhill
Latitude51.438491
Longitude0.120238
Parliamentary constituencyOld Bexley and Sidcup
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