Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.44416, 0.08726

DA15 8HW— Blackfen & Lamorbey, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 21/100Yield 3.56%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
57
Safety
86
Schools
90
Transport
21
Environment
66
Investment
38

The bottom line

DA15 8HW offers exceptional schools (100% Good/Outstanding) and low crime at £455,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA15 8HW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-12.5% vs London avg
vs London income-1.0% vs London avg
vs London crime-48.0% vs London avg

Deep-dive guides for DA15 8HW

🛡️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 8HW 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 · 6 min walk

KS2: 107.0

★★

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 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 63 min walk

4 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sidcup Fire Station · 2.0km

Crime is 48% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£455,000

Median sale price

12% below London median

£455,000 is 12% below the London median (£520,000)

0.0%

This year

Terraced

Dominant type

Price history

5-year change
+12.1%
Sales (24 months)6
New build0.0%
Avg semi-detached£525,000
Avg terraced£450,000
Price per m²£6,259/m²
Price per ft²£581/ft²
Avg floor area73.7 m²

EPC breakdown

C
4%
D
23%
E
4%
F
2%

Based on 33 properties · Confidence: high

Street mix

Semi 13%Terraced 84%Detached 1%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£10,250
First-time buyerFTB
£1,500
Additional propertyBTL/2nd
£23,900

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

10.9×

Price-to-income

£2,276/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£184,250
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

+6.3%

Total change

+524%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.1%

per year

Acceleration

-7.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 69 sales

Property Type Mix

Total: 69 sales

Detached1.4%
Semi-detached13%
Terraced84.1%
Flat/maisonette1.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£137k+92.9%1.3
Post-dot-com plateau2001–2004£137k£204k+48.7%2.8
Pre-crash peak2006–2006£211k£211k+0%4
GFC & correction2009–2012£199k£213k+7%3.7
Help-to-Buy recovery2013–2016£247k£355k+43.7%2.5
Brexit uncertainty2017–2019£383k£371k-2.9%1.7
Pandemic surge2020–2021£372k£406k+9.1%3.5
Rate-rise correction2022–2023£442k£475k+7.5%3
Current market2024–2025£475k£441k-7.1%3.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5%
District
5%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

FalconwoodNational Rail
22 min walk
Woolwich Arsenal DLR StationDLR
66 min walk
Abbey WoodElizabeth line
72 min walk
King George V DLR StationDLR
83 min walk
London City Airport DLR StationDLR
89 min walk
No bus stops within 400m

17

Walkability score

45

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park354m
Santander docks (800m)0
Nearest cycle dock7.3 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: 13.1 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 64%
Above average green space

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

18 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalEltham Community Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 15.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

135

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 1.5 km
7 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

395m

Post office

Nearby shops

Nisa Local796 m

Nearby cafes

The Tudor Cafe652 m

Nearby restaurants

Maharani281 m
Ace Fish Bar342 m
Cacio e Pepe437 m
The Dome Eatery681 m

Nearby pubs

The Black Boy251 m
The Halfway House320 m
The Jolly Fenman842 m

Nearby pharmacies

Payden's Pharmacy754 m

Nearby health

SunnyDent757 m
Food hygiene (5-star)68% of 25

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

38

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
3.6% (average)London avg: 3.8%Above average yield
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

61.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,340m
Crossrail 2 route16,028m

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-12.5%

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)
6
Planning apps (3 years)
15
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
24 homes · LAND OFF, LAND OFF, PARISH GATE DRIVE, DA15 8TJ
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 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
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 (£455,000)

£10,250

Standard buyer

£1,500

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 8HW

Full postcodeDA15 8HW
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.444155
Longitude0.087258
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