Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.44437, 0.09279

DA15 8HL— Blackfen & Lamorbey, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 23/100~3% 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
60
Safety
83
Schools
90
Transport
23
Environment
67
Investment
33

The bottom line

DA15 8HL 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 8HL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for DA15 8HL

🛡️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 8HL 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 · 5 min walk

KS2: 106.1

★★

Secondary

Harris Academy Falconwood

Good · Inspected Oct 2019 · 19 min walk

P8: 0.00A8: 46.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 61 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.2 incidents per 1,000 residents

Better than 62% of London
→ Stable

-3% vs borough

Crime by type

Anti-social behaviour28%
Other23%
Violence & sexual offences23%
Vehicle crime12%
Drug offences9%
Burglary4%
Robbery1%
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 · 1.9km

Crime is 21% 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£7,902/m²
Price per ft²£734/ft²
Avg floor area75.3 m²

EPC breakdown

C
7%
D
18%
E
3%
F
1%
G
1%

Based on 30 properties · Confidence: high

Street mix

Semi 1%Terraced 97%Detached 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

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£188,250
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

+7.2%

Total change

+699%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.8%

per year

Acceleration

-17.14

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 77 sales

Property Type Mix

Total: 77 sales

Detached1.3%
Semi-detached1.3%
Terraced97.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£61k£115k+88.4%2.5
Post-dot-com plateau2001–2004£117k£179k+53%4.2
Pre-crash peak2005–2007£181k£205k+13.1%2
GFC & correction2008–2012£212k£260k+22.9%1.7
Help-to-Buy recovery2013–2015£206k£275k+33.3%3
Brexit uncertainty2017–2019£290k£418k+44%4
Pandemic surge2020–2021£410k£385k-6.1%3
Rate-rise correction2022–2022£403k£403k+0%3
Current market2024–2025£479k£488k+1.7%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.8%
District
6.8%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
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
Sidcup

Nearby stations

SidcupNational Rail
17 min walk
Woolwich Arsenal DLR StationDLR
67 min walk
Abbey WoodElizabeth line
70 min walk
King George V DLR StationDLR
84 min walk
London City Airport DLR StationDLR
91 min walk
No bus stops within 400m

10

Walkability score

44

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 park472m
Santander docks (800m)0
Nearest cycle dock7.6 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: 13.4 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Oxleas Woodlands SSSI — 2.5 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

Nearest hospitalEltham Community 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

92

Parks (1km)

3

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 (532 m)

Nearest supermarketThe Co-operative Food · 1.4 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)

541m

Post office

Nearby shops

Oval Fine Wines and Beers645 m
The Co-operative Food733 m

Nearby cafes

Café L'ecole745 m

Nearby restaurants

Maharani527 m
Ace Fish Bar532 m
Cacio e Pepe548 m
Pride of India689 m

Nearby pubs

The Halfway House532 m
The Black Boy588 m
The Hangar694 m
The Jolly Fenman791 m

Nearby gyms

The Hollies Countryside Club635 m

Nearby pharmacies

Olins Pharmacy643 m
Food hygiene (5-star)55% of 20

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 (2.8%) 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
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
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

50.9

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,713m
Crossrail 2 route16,285m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,283 nationally

1,524

Est. population

7,792/km²

67%

Employed

25%

Degree educated

£42,500

Median income

1.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

23%
19%
20%
22%
16%
Under 1823%
18–3419%
35–4920%
50–6422%
65+16%

Tenure

38%
46%
14%
Own outright38%
Own (mortgage)46%
Private rent14%
Social rent1%
Shared ownership1%

Ethnicity

84%
White British84%
White Other6%
Asian4%
Black2%
Mixed2%
Other2%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine20%
No car household15%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent14%
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)

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
96a, 96a, Corbylands Road, DA15 8JQ2 homes
completed
2, 2, Merrilees Road, Sidcup, DA15 8JH2 homes
completed
Rear of 18, Rear of 18, Annandale Road, Sidcup, DA15 8EL1 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 8HL

Full postcodeDA15 8HL
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.444371
Longitude0.092794
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
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TfL
Transport
for London
NHS
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Companies
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Mail
Food Standards
Agency
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