Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.44629, 0.09586

DA15 8JU— Blackfen & Lamorbey, Bexley

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

The practical family move

 

Schools 100%Safety 82/100Transport 26/100

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
82
Schools
90
Transport
26
Environment
67
Investment
55

The bottom line

DA15 8JU 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 8JU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for DA15 8JU

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

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Postcode Personality

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“The practical family move”

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How DA15 8JU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Days Lane Primary School

Good · Inspected Mar 2023 · 3 min walk

KS2: 107.7

★★

Secondary

Harris Academy Falconwood

Good · Inspected Oct 2019 · 17 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 · 58 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.6 incidents per 1,000 residents

Better than 56% of London
→ Stable

+9% vs borough

Crime by type

Other30%
Violence & sexual offences26%
Anti-social behaviour22%
Vehicle crime13%
Burglary6%
Drug offences3%
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 · 2.2km

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area80.7 m²

EPC breakdown

D
4%
E
4%
F
1%

Based on 9 properties · Confidence: low

Street mix

Semi 78%Terraced 11%Detached 11%

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£201,750
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, no insulation (assumed)
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

1995–2024 · CAGR

+5.9%

Total change

+431%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.3%

per year

Acceleration

+23.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 27 sales

Property Type Mix

Total: 27 sales

Detached11.1%
Semi-detached77.8%
Terraced11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£159k+99.1%1
Post-dot-com plateau2001–2004£167k£273k+63.2%2
Pre-crash peak2005–2007£210k£260k+23.8%1
GFC & correction2008–2008£389k£389k+0%3
Help-to-Buy recovery2015–2015£387k£387k+0%4
Brexit uncertainty2017–2018£370k£398k+7.4%1.5
Rate-rise correction2022–2023£587k£435k-25.9%1
Current market2024–2024£425k£425k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.1%
District
6.1%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing6
Trend Position100

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

11

Walkability score

50

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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park484m
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 AONB16% green spaceTree canopy: 37%
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

25 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalEltham Community Hospital · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 14.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

194

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hangar (486 m)

Nearest supermarketThe Co-operative Food · 1.2 km
1 tennis courts3 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)

754m

Post office

Nearby shops

Oval Fine Wines and Beers473 m
The Co-operative Food515 m

Nearby cafes

Café L'ecole679 m

Nearby restaurants

Pride of India483 m
New World489 m
Oval Fish Bar497 m
The Oval Brasserie510 m

Nearby pubs

The Hangar486 m
The Jolly Fenman664 m
The George Staples703 m
The Broken Drum789 m

Nearby gyms

The Hollies Countryside Club704 m

Nearby pharmacies

Olins Pharmacy476 m
Food hygiene (5-star)71% of 28

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

55

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gentrification score18/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

33.7

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,883m
Crossrail 2 route16,292m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,845 nationally

1,509

Est. population

6,426/km²

60%

Employed

25%

Degree educated

£42,500

Median income

2.7%

Claimant rate

Inner cityMedium densityOwner occupiers / families

59

Community stability

Age profile

25%
16%
20%
20%
18%
Under 1825%
18–3416%
35–4920%
50–6420%
65+18%

Tenure

42%
42%
14%
Own outright42%
Own (mortgage)43%
Private rent14%
Social rent1%
Shared ownership0%

Ethnicity

80%
White British80%
White Other6%
Asian6%
Black3%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household14%
Unemployed3%
No qualifications18%

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)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
9
Local approval rate
91%
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)
4
Largest scheme
114 homes · THE HOLLIES (FORMER BOYS' HOME), THE HOLLIES (FORMER BOYS' HOME), HALFWAY STREET, DA15 9DP
Pipeline pressure
NONE

Named schemes (500m)

Site of the Former Blackfen Library, Site of the Former Blackfen Library, Cedar Avenue, Sidcup, DA15 8NJ8 homes
completed
59, 59, Queenswood Road, Sidcup, DA15 8QP2 homes
completed
Timber Yard, 251, Timber Yard, 251, Days Lane, Sidcup, DA15 8JX2 homes
completed
22, 22, Queenswood Road, DA15 8QR2 homes
completed
Land Rear of, 35-42, Land Rear of, 35-42, Christopher Close, 148 Blackfen Road, DA152 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 8JU

Full postcodeDA15 8JU
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.446295
Longitude0.095860
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