Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.43495, 0.09905

DA15 8AD— Blackfen & Lamorbey, Bexley

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

The family fortress

 

Schools 100%Safety 70/100Transport 47/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
70
Schools
60
Transport
47
Environment
70
Investment
36

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how DA15 8AD scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how DA15 8AD meets your needs.

Location

DA15 8AD

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 8AD

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare DA15 8AD with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How DA15 8AD 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 · 8 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 · 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sidcup Fire Station · 948m

Crime is +46% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)4
New build0.0%
Price per m²£5,648/m²
Price per ft²£525/ft²
Avg floor area113 m²

EPC breakdown

B
2%
C
3%
D
14%
E
5%

Based on 24 properties · Confidence: medium

Street mix

Semi 83%Terraced 15%Detached 2%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£282,500
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

1995–2025 · CAGR

+7.5%

Total change

+773%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.9%

per year

Acceleration

-23.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 46 sales

Property Type Mix

Total: 46 sales

Detached2.2%
Semi-detached82.6%
Terraced15.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£136k+91.5%1.5
Post-dot-com plateau2001–2004£164k£225k+37.2%2.5
Pre-crash peak2005–2007£250k£338k+35.2%2.7
GFC & correction2008–2012£267k£330k+23.4%1.3
Help-to-Buy recovery2013–2016£330k£550k+66.7%2
Brexit uncertainty2017–2019£500k£595k+19%1
Pandemic surge2021–2021£630k£630k+0%4
Rate-rise correction2023–2023£581k£581k+0%2
Current market2024–2025£673k£620k-7.9%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.4%
District
5.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

SidcupNational Rail
4 min walk
Abbey WoodElizabeth line
81 min walk
Woolwich Arsenal DLR StationDLR
81 min walk
King George V DLR StationDLR
98 min walk
London City Airport DLR StationDLR
105 min walk
No bus stops within 400m

22

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★39 min
Victoria63 min ↑
Waterloo48 min ↑
Canary Wharf57 min ↑
City52 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park124m
Santander docks (800m)0
Nearest cycle dock8.3 km

Nearby car parks

🅿️
Marlowe House car park
192m

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: 14.3 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Ruxley Gravel Pits SSSI — 3.1 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

22 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

8

Care homes (1km)

Nearest hospitalQueen Mary's Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 15.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

102

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 2.5 km
1 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

206m

Post office

Nearby shops

M&S Simply Food256 m
Oval Fine Wines and Beers1.1 km

Nearby cafes

The Chunky Teapot193 m
Caffe Nuovo211 m
Tulip Cafe354 m
Café L'ecole828 m

Nearby restaurants

Jalsha Tandoori Restaurant182 m
Hing's193 m
Sophie's Choice193 m
Appleyard201 m

Nearby pubs

The Hackney Carriage198 m
AU Lounge233 m
Ye Olde Black Horse248 m
The Iron Horse288 m

Nearby gyms

Sidcup Leisure Centre408 m
The Hollies Countryside Club599 m
Better Gym1.1 km

Nearby pharmacies

Roadnight Pharmacy423 m
Olins Pharmacy1.1 km
Food hygiene (5-star)84% of 55

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

36

Investment score

Weak

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

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score18/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

54.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,314m
Crossrail 2 route17,333m

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)
3
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
15
Local approval rate
58%
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
59 homes · THE HOLLIES (PHASE 5)(NOW 9A/9B), THE HOLLIES (PHASE 5)(NOW 9A/9B), HALFWAY STREET, DA15 9DH
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
65, 65, HATHERLEY CRESCENT, DA14 4HZ12 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

Live in DA15 8AD? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for DA15 8AD.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Bexley with nearby boroughs:

Bexley vs LewishamBexley vs GreenwichBexley vs Bromley

Similar postcodes

Frequently asked questions

📍 Track DA15 8AD

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for DA15 8AD

Full postcodeDA15 8AD
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.434952
Longitude0.099053
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