Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.43632, 0.09454

DA15 8AH— Blackfen & Lamorbey, Bexley

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

The family fortress

 

Schools 100%Safety 88/100Transport 42/100Low yield 2.60%

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
63
Safety
88
Schools
60
Transport
42
Environment
73
Investment
33

The bottom line

DA15 8AH offers exceptional schools (100% Good/Outstanding) and low crime at £622,500 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA15 8AH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+19.7% vs London avg
vs London income-1.0% vs London avg
vs London crime-64.0% vs London avg

Deep-dive guides for DA15 8AH

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How DA15 8AH 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 · 6 min walk

KS2: 104.1

—

Secondary

Chislehurst and Sidcup Grammar School

Not yet inspected · 12 min walk

P8: +0.84A8: 76.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 71 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

23.2 incidents per 1,000 residents

Better than 84% of London
→ Stable

-56% vs borough

Crime by type

Vehicle crime24%
Anti-social behaviour21%
Other21%
Violence & sexual offences21%
Burglary10%
Robbery3%
Drug offences0%
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 · 1.0km

Crime is 64% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£622,500

Median sale price

Above London median by 20%

£622,500 is 20% above the London median (£520,000)

-21.4%

This year

Semi-detached

Dominant type

Price history

5-year change
-3.0%
Sales (24 months)6
New build0.0%
Avg semi-detached£620,000
Avg terraced£625,000
Price per m²£5,818/m²
Price per ft²£540/ft²
Avg floor area110.3 m²

EPC breakdown

C
4%
D
8%
E
7%

Based on 19 properties · Confidence: medium

Street mix

Semi 92%Terraced 9%

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£18,625
First-time buyerFTB
£9,875
Additional propertyBTL/2nd
£37,300

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

15.0×

Price-to-income

£3,114/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£275,750
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, 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

+6.4%

Total change

+543%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.0%

per year

Acceleration

-22.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached91.5%
Terraced8.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£97k£172k+77.6%2
Post-dot-com plateau2002–2004£175k£250k+42.8%2.3
Pre-crash peak2005–2007£257k£370k+44%2.3
GFC & correction2008–2012£275k£363k+31.9%1.5
Help-to-Buy recovery2013–2014£245k£316k+29%1
Brexit uncertainty2018–2019£540k£523k-3.2%2.5
Pandemic surge2020–2021£538k£642k+19.3%2
Current market2025–2025£623k£623k+0%6

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.4%
District
6.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing3
Trend Position40

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
9 min walk
Woolwich Arsenal DLR StationDLR
78 min walk
Abbey WoodElizabeth line
80 min walk
King George V DLR StationDLR
95 min walk
Lewisham DLR StationDLR
101 min walk
No bus stops within 400m

11

Walkability score

37

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 park183m
Santander docks (800m)0
Nearest cycle dock8.0 km

Nearby car parks

🅿️
Marlowe House car park
536m

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: 13.9 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 40%
More green space than 91% of London

Nearest SSSI: Oxleas Woodlands SSSI — 3.4 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

18 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalQueen Mary's Hospital · 2.1 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

102

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Ye Olde Black Horse (285 m)

Nearest supermarketThe Co-operative Food · 2.3 km
2 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)

521m

Post office

Nearby shops

M&S Simply Food600 m

Nearby cafes

The Chunky Teapot488 m
Caffe Nuovo555 m
Tulip Cafe700 m
Café L'ecole856 m

Nearby restaurants

Jalsha Tandoori Restaurant476 m
Appleyard503 m
Hing's512 m
Sophie's Choice515 m

Nearby pubs

Ye Olde Black Horse285 m
The Hackney Carriage494 m
AU Lounge580 m
The Iron Horse632 m

Nearby gyms

The Hollies Countryside Club553 m
Sidcup Leisure Centre687 m

Nearby pharmacies

Roadnight Pharmacy750 m
Food hygiene (5-star)92% of 12

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

33

Investment score

Weak

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

Low gross yield (2.6%) 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
2.6% (low)London avg: 3.8%Below average yield — bottom 72%
Gentrification score19/100
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

57.6

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,990m
Crossrail 2 route17,005m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,099 nationally

1,251

Est. population

11,643/km²

64%

Employed

33%

Degree educated

£41,600

Median income

1.6%

Claimant rate

Inner cityHigh densityOwner occupiers / families

65

Community stability

Age profile

24%
18%
20%
21%
17%
Under 1824%
18–3418%
35–4920%
50–6421%
65+17%

Tenure

40%
52%
Own outright40%
Own (mortgage)52%
Private rent6%
Social rent2%
Shared ownership1%

Ethnicity

79%
White British79%
White Other5%
Asian7%
Black5%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine15%
No car household11%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent6%
Social rent2%

vs. London

Income vs London-1.0%
Price vs London+19.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
16
Local approval rate
100%
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)
34
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)

Old Farm Park, Old Farm Avenue58 homes
completed
Stuart House, 45-47, Stuart House, 45-47, Halfway Street, Sidcup, DA15 8LH12 homes
completed
The former York Avenue Allotments, The former York Avenue Allotments, York Avenue, Sidcup, DA15 7LH11 homes
completed
41, 41, Halfway Street, Sidcup, DA15 8LH5 homes
completed
26, 26, Old Farm Road West, Sidcup, DA15 8AG3 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 (£622,500)

£18,625

Standard buyer

£9,875

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 DA15 8AH

Full postcodeDA15 8AH
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.436318
Longitude0.094540
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