Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.43462, 0.10271

DA15 7AB— Blackfen & Lamorbey, Bexley

Location and area intelligence for DA15 7AB, Blackfen & Lamorbey, Bexley

The family fortress

 

Schools 75%Safety 70/100Transport 52/100Yield 4.76%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
70
Schools
90
Transport
52
Environment
72
Investment
54

The bottom line

DA15 7AB offers exceptional schools (100% Good/Outstanding) and low crime at £340,000 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

DA15 7AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-34.6% vs London avg
vs London income-17.6% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for DA15 7AB

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

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“The family fortress”

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How DA15 7AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Holy Trinity Lamorbey Church of England School

Good · Inspected Oct 2023 · 4 min walk

KS2: 104.6

—

Secondary

Chislehurst and Sidcup Grammar School

Not yet inspected · 5 min walk

P8: +0.84A8: 76.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 73 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

94.9 incidents per 1,000 residents

Higher crime than 71% of London
↑ Rising 19400.0%

+80% vs borough

Crime by type

Other35%
Violence & sexual offences22%
Anti-social behaviour16%
Vehicle crime10%
Robbery5%
Burglary5%
Drug offences4%
Theft3%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sidcup Fire Station · 1.0km

Crime is +46% above London average

Property

2 Jul

Prices, sales volume and market trends

£340,000

Median sale price

Bottom 25% — 35% below London median

£340,000 is 35% below the London median (£520,000)

-3.0%

This year

Flat

Dominant type

Price history

Sales (24 months)17
New build100.0%
Avg flat£340,000
Price per m²£5,329/m²
Price per ft²£495/ft²
Avg floor area64.1 m²

EPC breakdown

B
63%
C
4%
D
2%
E
2%

Based on 71 properties · Confidence: high

Street mix

Semi 2%Terraced 4%Flat 86%Other 8%

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£4,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,700

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

9.8×

Price-to-income

£1,701/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£160,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2022
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,697
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+7.3%

Total change

+575%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.3%

per year

Acceleration

+49.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 45 sales

Property Type Mix

Total: 45 sales

Semi-detached2.2%
Terraced4.4%
Flat/maisonette93.3%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£60k£60k+0%1
Pre-crash peak2005–2007£190k£300k+57.9%1
Rate-rise correction2023–2023£500k£500k+0%1
Current market2024–2025£343k£405k+18.2%20.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
18.2%
District
18.2%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Sidcup

Nearby stations

SidcupNational Rail
1 min walk
Abbey WoodElizabeth line
80 min walk
Woolwich Arsenal DLR StationDLR
82 min walk
King George V DLR StationDLR
100 min walk
London City Airport DLR StationDLR
107 min walk
No bus stops within 400m

24

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★34 min
Victoria58 min ↑
Waterloo43 min ↑
Canary Wharf52 min ↑
City47 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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park81m
Santander docks (800m)0
Nearest cycle dock8.6 km

Nearby car parks

🅿️
Marlowe House car park
145m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.5 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 10%
More green space than 89% of London

Nearest SSSI: Ruxley Gravel Pits SSSI — 2.9 km

Energy

Solar: 862 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield861.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NEW ELTHAM AND BLACKFEN MEDICAL CENTRE

52 THAXTED ROAD, NEW ELTHAM, SE9 3PT

25 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospitalQueen Mary's Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 15.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 2.6 km
1 tennis courts3 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

108m

Post office

Nearby shops

M&S Simply Food13 m
Oval Fine Wines and Beers1.1 km
The Co-operative Food1.2 km

Nearby cafes

Caffe Nuovo47 m
The Chunky Teapot154 m
Tulip Cafe176 m
Café L'ecole823 m

Nearby restaurants

Domino's92 m
Sophie's Choice101 m
Hing's106 m
Appleyard137 m

Nearby pubs

The Iron Horse37 m
AU Lounge44 m
The Hackney Carriage148 m
The Alma284 m

Nearby gyms

Sidcup Leisure Centre236 m
The Hollies Countryside Club680 m
Better Gym1.0 km

Nearby pharmacies

Roadnight Pharmacy302 m
Olins Pharmacy1.1 km
Food hygiene (5-star)86% of 63

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

A

High street health

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score18/100
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

60.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,570m
Crossrail 2 route17,538m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,602 nationally

2,054

Est. population

5,092/km²

54%

Employed

32%

Degree educated

£34,600

Median income

2.9%

Claimant rate

Inner cityMedium densityMixed

43

Community stability

Age profile

21%
26%
18%
15%
20%
Under 1821%
18–3426%
35–4918%
50–6415%
65+20%

Tenure

28%
26%
33%
Own outright28%
Own (mortgage)26%
Private rent33%
Social rent12%
Shared ownership1%

Ethnicity

73%
White British73%
White Other9%
Asian7%
Black4%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine14%
No car household36%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent33%
Social rent12%

vs. London

Income vs London-17.6%
Price vs London-34.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
17
Local approval rate
67%
Borough approval rate
75%
Opportunity area
No
CIL rate (residential)
£100/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
43
Largest scheme
51 homes · Sidcup House, 12-18, Sidcup House, 12-18, Station Road, Sidcup, DA15 7EX
Pipeline pressure
NONE

Named schemes (500m)

Former Lamorbey Swimming Centre, 157, Station Road31 homes
completed
LAND ADJACENT, 2, LAND ADJACENT, 2, FARADAY AVENUE, DA14 4JB20 homes
completed
2 & R/O 4, 2 & R/O 4, MANOR ROAD, DA15 7HX18 homes
completed
65, 65, HATHERLEY CRESCENT, DA14 4HZ12 homes
completed
142, 146, Station Road, DA15 7AB6 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.8%
Election year
2026
MP
Mr Louie French (Conservative)
MP majority
3,548
Constituency
Old Bexley and Sidcup

Councillors

Brian John BishopConservative
Peter CraskeConservative
Frazer BrooksConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£340,000)

£4,500

Standard buyer

£0

First-time buyer

Save £4,500

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 DA15 7AB

Full postcodeDA15 7AB
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.434616
Longitude0.102707
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