Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.44299, 0.08351

DA15 8DP— Blackfen & Lamorbey, Bexley

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

The family fortress

 

Schools 100%Safety 86/100Transport 29/100Low yield 3.00%

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
86
Schools
90
Transport
29
Environment
75
Investment
33

The bottom line

DA15 8DP offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £540,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA15 8DP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+3.8% vs London avg
vs London income-1.0% vs London avg
vs London crime-48.0% vs London avg

Deep-dive guides for DA15 8DP

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How DA15 8DP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Alderwood Primary School

Good · Inspected Oct 2021 · 8 min walk

KS2: 107.0

★★

Secondary

Leigh Stationers' Academy

Good · Inspected Jan 2023 · 15 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 · 65 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.9 incidents per 1,000 residents

Better than 76% of London
→ Stable

-36% vs borough

Crime by type

Other41%
Violence & sexual offences20%
Anti-social behaviour17%
Vehicle crime11%
Burglary6%
Drug offences4%
Robbery2%
Theft0%

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 · 1.9km

Crime is 48% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£540,000

Median sale price

Above London median by 4%

£540,000 is 4% above the London median (£520,000)

-11.5%

This year

Terraced

Dominant type

Price history

5-year change
-8.5%
Sales (24 months)7
New build0.0%
Avg semi-detached£702,500
Avg terraced£500,000
Price per m²£4,817/m²
Price per ft²£448/ft²
Avg floor area114.3 m²

EPC breakdown

C
1%
D
22%
E
4%

Based on 27 properties · Confidence: medium

Street mix

Semi 43%Terraced 45%Detached 8%Flat 3%

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£14,500
First-time buyerFTB
£5,750
Additional propertyBTL/2nd
£30,700

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

13.0×

Price-to-income

£2,701/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£285,750
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

+6.9%

Total change

+646%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.8%

per year

Acceleration

-59.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 60 sales

Property Type Mix

Total: 60 sales

Detached8.3%
Semi-detached43.3%
Terraced45%
Flat/maisonette3.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£177k+180.2%2.8
Post-dot-com plateau2001–2004£145k£224k+54.5%2.5
Pre-crash peak2005–2007£293k£313k+6.8%2.3
GFC & correction2008–2012£280k£338k+20.5%1.3
Help-to-Buy recovery2013–2014£274k£360k+31.5%2
Brexit uncertainty2019–2019£353k£353k+0%2
Pandemic surge2020–2021£374k£590k+57.9%3.5
Rate-rise correction2022–2023£705k£395k-44%1
Current market2024–2025£565k£470k-16.8%3.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
7.4%
District
7.4%
Terraced+0% α
Local
5%
District
5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position100

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
13 min walk
Woolwich Arsenal DLR StationDLR
67 min walk
Abbey WoodElizabeth line
75 min walk
King George V DLR StationDLR
84 min walk
Lewisham DLR StationDLR
89 min walk
No bus stops within 400m

20

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★44 min
Victoria68 min ↑
Waterloo53 min ↑
Canary Wharf62 min ↑
City57 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park97m
Santander docks (800m)0
Nearest cycle dock7.1 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: 12.9 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 52%
More green space than 93% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.4 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

14 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalEltham Community Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 15.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.0 km
7 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

400m

Post office

Nearby shops

8 till Late657 m
A&A Avery Hill Convenience Store705 m
Nisa Local819 m

Nearby cafes

The Tudor Cafe490 m
The Avery680 m
The Bubble & Sausage690 m

Nearby restaurants

Maharani258 m
Ace Fish Bar336 m
Cacio e Pepe453 m
The Dome Eatery516 m

Nearby pubs

The Halfway House304 m
The Black Boy308 m

Nearby pharmacies

Payden's Pharmacy818 m

Nearby health

SunnyDent818 m
Food hygiene (5-star)71% of 24

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

33

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
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score16/100
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

48.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,108m
Crossrail 2 route15,939m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,439 nationally

1,592

Est. population

8,860/km²

61%

Employed

28%

Degree educated

£41,600

Median income

1.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

60

Community stability

Age profile

24%
18%
20%
20%
19%
Under 1824%
18–3418%
35–4920%
50–6420%
65+19%

Tenure

42%
43%
14%
Own outright42%
Own (mortgage)43%
Private rent14%
Social rent2%
Shared ownership0%

Ethnicity

83%
White British83%
White Other7%
Asian3%
Black3%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine15%
No car household18%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent14%
Social rent2%

vs. London

Income vs London-1.0%
Price vs London+3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
5
Local approval rate
83%
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
14 homes · 235, 235, Halfway Street, Sidcup, DA15 8DQ
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
Land adj 1A, Land adj 1A, Greenhithe Close, Sidcup, DA15 8EE3 homes
completed
192, Halfway Street, DA15 8DJ3 homes
completed
196, 196, Halfway Street, Sidcup, DA15 8DJ2 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 (£540,000)

£14,500

Standard buyer

£5,750

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 8DP

Full postcodeDA15 8DP
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.442990
Longitude0.083506
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