Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.43841, 0.08674

DA15 8BH— Blackfen & Lamorbey, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 30/100Low yield 3.34%

Best for: Families, Owner-occupiers

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
59
Safety
85
Schools
90
Transport
30
Environment
67
Investment
37

The bottom line

DA15 8BH offers exceptional schools (100% Good/Outstanding) and low crime at £485,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA15 8BH

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-6.7% vs London avg
vs London income-1.0% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for DA15 8BH

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How DA15 8BH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Dulverton Primary School

Not yet inspected · Inspected Dec 2024 · 6 min walk

KS2: 108.6

★★

Secondary

Leigh Stationers' Academy

Good · Inspected Jan 2023 · 22 min walk

P8: -0.29A8: 46.0

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 70 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.2 incidents per 1,000 residents

Better than 75% of London
→ Stable

-33% vs borough

Crime by type

Violence & sexual offences35%
Anti-social behaviour25%
Other23%
Vehicle crime11%
Burglary5%
Drug offences2%
Theft0%
Robbery0%

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 · 1.4km

Crime is 46% 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.

£485,000

Median sale price

7% below London median

£485,000 is 7% below the London median (£520,000)

+2.6%

This year

Terraced

Dominant type

Price history

5-year change
+16.4%
Sales (24 months)5
New build0.0%
Avg terraced£485,000
Price per m²£6,202/m²
Price per ft²£576/ft²
Avg floor area77.8 m²

EPC breakdown

C
7%
D
12%
E
8%

Based on 27 properties · Confidence: medium

Street mix

Semi 12%Terraced 87%Flat 1%

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£11,750
First-time buyerFTB
£3,000
Additional propertyBTL/2nd
£26,300

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

11.7×

Price-to-income

£2,426/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£194,500
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, 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

+6.7%

Total change

+608%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.0%

per year

Acceleration

-21.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 76 sales

Property Type Mix

Total: 76 sales

Semi-detached11.8%
Terraced86.8%
Flat/maisonette1.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£105k+53.3%2
Post-dot-com plateau2001–2004£115k£202k+75.7%3.8
Pre-crash peak2005–2007£216k£250k+15.7%4
GFC & correction2009–2012£190k£238k+25%2.3
Help-to-Buy recovery2014–2016£310k£390k+25.8%3
Brexit uncertainty2018–2019£378k£438k+15.9%2.5
Pandemic surge2020–2021£368k£417k+13.4%4
Rate-rise correction2022–2022£422k£422k+0%3
Current market2024–2025£500k£485k-3%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.7%
District
6.7%

CAGR over 28yr 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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
New Eltham

Nearby stations

New ElthamNational Rail
14 min walk
Woolwich Arsenal DLR StationDLR
73 min walk
Abbey WoodElizabeth line
79 min walk
King George V DLR StationDLR
91 min walk
Lewisham DLR StationDLR
94 min walk
No bus stops within 400m

19

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★42 min
Victoria66 min ↑
Waterloo51 min ↑
Canary Wharf60 min ↑
City55 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park463m
Santander docks (800m)0
Nearest cycle dock7.5 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: 13.3 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Oxleas Woodlands 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

12 min walk

70%

Recommend GP

70%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalQueen Mary's Hospital · 2.5 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

136

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.1 km
5 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

258m

Post office

Nearby cafes

Richard's Cafe893 m

Nearby restaurants

Cacio e Pepe239 m
Ace Fish Bar299 m
Maharani363 m
Greek Meze 2875 m

Nearby pubs

The Halfway House321 m
The Black Boy822 m

Nearby gyms

Make A Difference886 m
The Pilates Space889 m
Food hygiene (5-star)63% of 19

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

37

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 score22/100
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

61.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,423m
Crossrail 2 route16,463m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,993 nationally

1,619

Est. population

6,900/km²

58%

Employed

27%

Degree educated

£41,600

Median income

1.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

26%
17%
18%
20%
18%
Under 1826%
18–3417%
35–4918%
50–6420%
65+18%

Tenure

32%
39%
20%
Own outright32%
Own (mortgage)39%
Private rent9%
Social rent20%
Shared ownership0%

Ethnicity

80%
White British80%
White Other6%
Asian6%
Black3%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine18%
No car household14%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Social rent20%
Private rent9%

vs. London

Income vs London-1.0%
Price vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
10
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)
5
Largest scheme
58 homes · Old Farm Park, Old Farm Avenue
Pipeline pressure
NONE

Named schemes (500m)

Old Farm Park, Old Farm Avenue58 homes
completed
235, 235, Halfway Street, Sidcup, DA15 8DQ14 homes
completed
29, 31 and 33, 29, 31 and 33, Harland Avenue, Sidcup, DA15 7NY6 homes
completed
20, 20, Corbeylands Road, Sidcup, DA15 8JG4 homes
completed
192, Halfway Street, DA15 8DJ3 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 (£485,000)

£11,750

Standard buyer

£3,000

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 8BH

Full postcodeDA15 8BH
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.438409
Longitude0.086737
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