Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.44719, 0.10072

DA15 8LR— Blackfen & Lamorbey, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 18/100~3% 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
58
Safety
82
Schools
95
Transport
18
Environment
67
Investment
34

The bottom line

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

The catch: 54 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

DA15 8LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for DA15 8LR

🛡️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 8LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Days Lane Primary School

Good · Inspected Mar 2023 · 2 min walk

KS2: 107.7

★★★

Secondary

Bexley Grammar School

Outstanding · Inspected Oct 2022 · 14 min walk

P8: +0.49A8: 74.7

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 56 min walk

4 primaries · 1 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sidcup Fire Station · 2.3km

Crime is 11% 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£5,038/m²
Price per ft²£468/ft²
Avg floor area105.7 m²

EPC breakdown

D
6%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 100%

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£264,250
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, no 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

1995–2026 · CAGR

+5.4%

Total change

+405%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.0%

per year

Acceleration

-22.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£100k£100k+0%1
Post-dot-com plateau2001–2003£160k£250k+56.6%1.5
GFC & correction2008–2010£250k£332k+32.8%1.3
Brexit uncertainty2019–2019£525k£525k+0%1
Pandemic surge2021–2021£511k£511k+0%1
Current market2025–2026£568k£505k-11%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.4%
District
5.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
Sidcup

Nearby stations

SidcupNational Rail
19 min walk
Abbey WoodElizabeth line
64 min walk
Woolwich Arsenal DLR StationDLR
66 min walk
King George V DLR StationDLR
83 min walk
Gallions Reach DLR StationDLR
90 min walk
No bus stops within 400m

25

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★54 min
Victoria76 min ↑
Waterloo64 min ↑
Canary Wharf69 min ↑
City66 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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park458m
Santander docks (800m)0
Nearest cycle dock8.0 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: 13.8 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
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

29 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalQueen Mary's Hospital · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 14.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

213

Parks (1km)

9

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

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

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

435m

Post office

Nearby shops

The Co-operative Food251 m
Oval Fine Wines and Beers308 m

Nearby cafes

Café L'ecole594 m

Nearby restaurants

The Oval Brasserie249 m
New World249 m
Oval Fish Bar249 m
Pride of India252 m

Nearby pubs

The Hangar250 m
The George Staples437 m
The Broken Drum530 m
The Jolly Fenman829 m

Nearby gyms

The Hollies Countryside Club770 m

Nearby pharmacies

Olins Pharmacy319 m
Food hygiene (5-star)66% of 55

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

34

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 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

53.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,197m
Crossrail 2 route16,474m

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

SuburbanMedium 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)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
11
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)
10
Largest scheme
114 homes · THE HOLLIES (FORMER BOYS' HOME), THE HOLLIES (FORMER BOYS' HOME), HALFWAY STREET, DA15 9DP
Pipeline pressure
NONE

Named schemes (500m)

LAMORBEY LABOUR HALL AND, 84 & 86, LAMORBEY LABOUR HALL AND, 84 & 86, WELLINGTON AVENUE, DA15 9HF15 homes
completed
Site of the Former Blackfen Library, Site of the Former Blackfen Library, Cedar Avenue, Sidcup, DA15 8NJ8 homes
completed
1 - 3 Gloucester Parade, 1 - 3 Gloucester Parade, Blackfen Road, Sidcup, DA15 8PS5 homes
completed
1A, 1A, Wellington Avenue, Sidcup, DA15 9HG5 homes
completed
53A, 53A, The Oval, Sidcup, DA15 9ER2 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 8LR

Full postcodeDA15 8LR
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.447188
Longitude0.100723
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