Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.44351, 0.09415

DA15 8HE— Blackfen & Lamorbey, Bexley

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

The practical family move

 

Schools 100%Safety 88/100Transport 29/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
88
Schools
90
Transport
29
Environment
68
Investment
43

The bottom line

DA15 8HE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 47 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

DA15 8HE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-70.0% vs London avg

Deep-dive guides for DA15 8HE

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

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“The practical family move”

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How DA15 8HE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Our Lady of the Rosary Catholic Primary School

Not yet inspected · Inspected Jun 2025 · 6 min walk

KS2: 106.1

★★

Secondary

Harris Academy Falconwood

Good · Inspected Oct 2019 · 21 min walk

P8: 0.00A8: 46.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 62 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

19.4 incidents per 1,000 residents

Better than 87% of London
→ Stable

-63% vs borough

Crime by type

Other35%
Violence & sexual offences35%
Anti-social behaviour23%
Vehicle crime8%
Drug offences0%
Theft0%
Robbery0%
Burglary0%

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 · 1.8km

Crime is 70% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,490/m²
Price per ft²£417/ft²
Avg floor area95.8 m²

EPC breakdown

C
5%
D
9%
E
2%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 17%Terraced 83%

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£239,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,333
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7%

Total change

+708%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.8%

per year

Acceleration

+47.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached17%
Terraced83%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£65k£85k+30.8%2.3
Post-dot-com plateau2001–2004£130k£238k+83.1%1.5
Pre-crash peak2005–2007£216k£243k+12.7%2.5
GFC & correction2008–2012£237k£269k+13.5%2.2
Help-to-Buy recovery2014–2015£315k£373k+18.3%1.5
Brexit uncertainty2017–2017£445k£445k+0%3
Pandemic surge2020–2021£387k£441k+14%3
Rate-rise correction2022–2022£499k£499k+0%3
Current market2025–2026£408k£525k+28.8%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.4%
District
7.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

SidcupNational Rail
16 min walk
Woolwich Arsenal DLR StationDLR
68 min walk
Abbey WoodElizabeth line
70 min walk
King George V DLR StationDLR
86 min walk
London City Airport DLR StationDLR
92 min walk
No bus stops within 400m

9

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★47 min
Victoria71 min ↑
Waterloo57 min ↑
Canary Wharf65 min ↑
City59 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)

1

EV chargers (800m)

Nearest car park518m
Santander docks (800m)0
Nearest cycle dock7.7 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: 13.5 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Oxleas Woodlands SSSI — 2.6 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

21 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalQueen Mary's Hospital · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 15.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

130

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Halfway House (559 m)

Nearest supermarketThe Co-operative Food · 1.5 km
1 tennis courts4 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)

544m

Post office

Nearby shops

Oval Fine Wines and Beers563 m
The Co-operative Food666 m

Nearby cafes

Café L'ecole626 m
The Chunky Teapot1.0 km

Nearby restaurants

Cacio e Pepe538 m
Ace Fish Bar551 m
Maharani566 m
Pride of India619 m

Nearby pubs

The Halfway House559 m
The Hangar625 m
The Black Boy707 m
Ye Olde Black Horse768 m

Nearby gyms

The Hollies Countryside Club500 m

Nearby pharmacies

Olins Pharmacy558 m
Food hygiene (5-star)75% of 8

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

43

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
Gross yield
3.9% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Sales last 12 months2

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

17/100

Velocity score

Future outlook

58.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,824m
Crossrail 2 route16,419m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,937 nationally

1,342

Est. population

8,237/km²

66%

Employed

27%

Degree educated

£42,500

Median income

1.0%

Claimant rate

Inner cityHigh densityOwner occupiers / families

64

Community stability

Age profile

23%
17%
18%
24%
19%
Under 1823%
18–3417%
35–4918%
50–6424%
65+19%

Tenure

43%
49%
Own outright43%
Own (mortgage)49%
Private rent8%
Social rent1%
Shared ownership0%

Ethnicity

85%
White British85%
White Other4%
Asian4%
Black3%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine14%
No car household10%
Unemployed2%
No qualifications16%

Housing tenure (Census 2021)

Private rent8%
Social rent1%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
8
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)
2
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)

THE HOLLIES (PHASE 5)(NOW 9A/9B), THE HOLLIES (PHASE 5)(NOW 9A/9B), HALFWAY STREET, DA15 9DH59 homes
completed
THE HOLLIES (PHASE 4), THE HOLLIES (PHASE 4), HALFWAY STREET, DA15 9DH24 homes
completed
LAUNDRY BUILDING, THE HOLLIES, LAUNDRY BUILDING, THE HOLLIES, HALFWAY STREET, DA15 9DH10 homes
completed
Land adjacent to Holy Redeemer and rear of The Vicarage, Land adjacent to Holy Redeemer and rear of The Vicarage, Days Lane, Sidcup, DA15 8JR4 homes
completed
Land Rear Of, 114, Corbylands Road, DA15 8JQ2 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 8HE

Full postcodeDA15 8HE
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.443511
Longitude0.094150
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
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