Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.43924, 0.08623

DA15 8BQ— Blackfen & Lamorbey, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 30/100

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
85
Schools
90
Transport
30
Environment
67
Investment
45

The bottom line

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

Less suited to Car-free commuters.

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Location

DA15 8BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

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

Deep-dive guides for DA15 8BQ

🛡️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 8BQ 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 · 20 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

2 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 · 1.5km

Crime is 46% below London average

Property

Prices, sales volume and market trends

Avg floor area105.2 m²

EPC breakdown

C
2%
D
12%
E
5%

Based on 19 properties · Confidence: medium

Street mix

Semi 92%Terraced 2%Detached 6%

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£263,000
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.8%

Total change

+539%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.8%

per year

Acceleration

+4.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 50 sales

Property Type Mix

Total: 50 sales

Detached6%
Semi-detached92%
Terraced2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£92k£190k+106.5%2.7
Post-dot-com plateau2001–2004£176k£244k+38.6%1.8
Pre-crash peak2005–2007£310k£345k+11.3%1.3
GFC & correction2008–2012£338k£331k-2.1%2
Help-to-Buy recovery2014–2016£285k£480k+68.4%2.7
Brexit uncertainty2017–2019£500k£540k+8%2.5
Pandemic surge2020–2020£500k£500k+0%1
Rate-rise correction2022–2023£530k£588k+10.8%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.8%
District
6.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
72 min walk
Abbey WoodElizabeth line
78 min walk
King George V DLR StationDLR
90 min walk
Lewisham DLR StationDLR
93 min walk
No bus stops within 400m

20

Walkability score

31

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park488m
Santander docks (800m)0
Nearest cycle dock7.4 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: 10%
Above average green space

Nearest SSSI: Oxleas Woodlands SSSI — 2.8 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 hospitalEltham Community 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

137

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.1 km
7 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)

191m

Post office

Nearby shops

8 till Late736 m
A&A Avery Hill Convenience Store754 m

Nearby cafes

The Avery754 m
The Bubble & Sausage761 m
The Tudor Cafe930 m
Richard's Cafe973 m

Nearby restaurants

Cacio e Pepe190 m
Ace Fish Bar217 m
Maharani271 m
New Eltham Grill732 m

Nearby pubs

The Halfway House234 m
The Black Boy725 m

Nearby gyms

Make A Difference967 m
The Pilates Space971 m
Food hygiene (5-star)67% of 21

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

45

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
Gentrification score17/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

30.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,371m
Crossrail 2 route16,371m

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%

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)
8
Planning apps (3 years)
9
Local approval rate
88%
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)
3
Largest scheme
58 homes · Old Farm Park, Old Farm Avenue
Pipeline pressure
NONE

Named schemes (500m)

235, 235, Halfway Street, Sidcup, DA15 8DQ14 homes
completed
Land adj 1&3, 2&4, Land adj 1&3, 2&4, Hambledown Road, Sidcup, DA157 homes
completed
20, 20, Corbeylands Road, Sidcup, DA15 8JG4 homes
completed
295, 295, Old Farm Avenue, Sidcup, DA15 8AP3 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

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Key facts for DA15 8BQ

Full postcodeDA15 8BQ
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.439236
Longitude0.086227
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