Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.43501, 0.10060

DA15 8AB— Blackfen & Lamorbey, Bexley

Location and area intelligence for DA15 8AB, Blackfen & Lamorbey, Bexley

The family fortress

 

Schools 100%Safety 70/100Transport 50/100

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
70
Schools
60
Transport
50
Environment
68
Investment
64

The bottom line

DA15 8AB offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

DA15 8AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for DA15 8AB

🛡️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 8AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Burnt Oak Junior School

Not yet inspected · 4 min walk

KS2: 104.1

—

Secondary

Chislehurst and Sidcup Grammar School

Not yet inspected · 6 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 · 72 min walk

5 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sidcup Fire Station · 995m

Crime is +46% above London average

Property

Prices, sales volume and market trends

Avg floor area97 m²

EPC breakdown

C
1%
D
5%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 87%Detached 13%

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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£242,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 300 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7%

Total change

+520%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.0%

per year

Acceleration

+6.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 15 sales

Property Type Mix

Total: 15 sales

Detached13.3%
Semi-detached86.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£75k£117k+56%1.2
Post-dot-com plateau2001–2004£162k£215k+32.7%1
Pre-crash peak2005–2005£279k£279k+0%2
GFC & correction2008–2008£240k£240k+0%1
Help-to-Buy recovery2013–2013£322k£322k+0%2
Pandemic surge2020–2021£575k£500k-13%1
Rate-rise correction2022–2022£465k£465k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.5%
District
7.5%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
3 min walk
Abbey WoodElizabeth line
80 min walk
Woolwich Arsenal DLR StationDLR
81 min walk
King George V DLR StationDLR
99 min walk
London City Airport DLR StationDLR
105 min walk
No bus stops within 400m

25

Walkability score

42

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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park70m
Santander docks (800m)0
Nearest cycle dock8.4 km

Nearby car parks

🅿️
Marlowe House car park
141m

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: 14.4 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 43%
More green space than 76% of London

Nearest SSSI: Ruxley Gravel Pits SSSI — 3.0 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

23 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

113

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 2.5 km
1 tennis courts2 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)

103m

Post office

Nearby shops

M&S Simply Food155 m
Oval Fine Wines and Beers1.1 km
The Co-operative Food1.2 km

Nearby cafes

The Chunky Teapot105 m
Caffe Nuovo110 m
Tulip Cafe281 m
Café L'ecole794 m

Nearby restaurants

Sophie's Choice88 m
Hing's89 m
Jalsha Tandoori Restaurant98 m
Domino's101 m

Nearby pubs

The Hackney Carriage107 m
AU Lounge138 m
The Iron Horse187 m
Ye Olde Black Horse281 m

Nearby gyms

Sidcup Leisure Centre310 m
The Hollies Countryside Club599 m
Better Gym1.1 km

Nearby pharmacies

Roadnight Pharmacy375 m
Olins Pharmacy1.1 km
Food hygiene (5-star)85% of 59

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

64

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gentrification score18/100

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

45.4

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,420m
Crossrail 2 route17,403m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
18
Local approval rate
64%
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)
41
Largest scheme
114 homes · THE HOLLIES (FORMER BOYS' HOME), THE HOLLIES (FORMER BOYS' HOME), HALFWAY STREET, DA15 9DP
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
99-101, 99-101, MANOR ROAD, DA15 7HU15 homes
completed
Stuart House, 45-47, Stuart House, 45-47, Halfway Street, Sidcup, DA15 8LH12 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

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Key facts for DA15 8AB

Full postcodeDA15 8AB
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.435014
Longitude0.100596
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