Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.44854, 0.10031

DA15 8LW— Blackfen & Lamorbey, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 16/100

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
16
Environment
65
Investment
48

The bottom line

DA15 8LW 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 8LW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 8LW

🛡️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 8LW 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 · 13 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 · 54 min walk

5 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sidcup Fire Station · 2.4km

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area114 m²

EPC breakdown

D
1%
E
1%

Based on 2 properties · Confidence: very_low

Street mix

Semi 64%Terraced 36%

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£285,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+6.1%

Total change

+394%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.7%

per year

Acceleration

-151.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached64.3%
Terraced35.7%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£195k+140.7%1.6
Post-dot-com plateau2001–2002£172k£193k+12.5%1
Pre-crash peak2005–2005£238k£238k+0%1
GFC & correction2008–2008£320k£320k+0%1
Pandemic surge2021–2021£675k£675k+0%1
Rate-rise correction2022–2022£400k£400k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
12.1%
District
12.1%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
21 min walk
Abbey WoodElizabeth line
62 min walk
Woolwich Arsenal DLR StationDLR
64 min walk
King George V DLR StationDLR
81 min walk
Gallions Reach DLR StationDLR
88 min walk
No bus stops within 400m

23

Walkability score

32

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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park324m
Santander docks (800m)0
Nearest cycle dock7.9 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: 13.7 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 55%
Below average green space

Nearest SSSI: Oxleas Woodlands SSSI — 2.5 km

Energy

Solar: 862 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

30 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalEltham Community Hospital · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 14.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

198

Parks (1km)

9

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 1.1 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)

358m

Post office

Nearby shops

The Co-operative Food388 m
Oval Fine Wines and Beers460 m

Nearby cafes

Café L'ecole746 m

Nearby restaurants

Chef's Kitchen242 m
Pizza Time295 m
Antalya297 m
The Fen304 m

Nearby pubs

The George Staples314 m
The Hangar396 m
The Broken Drum405 m
The Jolly Fenman729 m

Nearby gyms

The Hollies Countryside Club916 m

Nearby pharmacies

Olins Pharmacy471 m
Food hygiene (5-star)64% of 53

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

48

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
Gentrification score19/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

37.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,141m
Crossrail 2 route16,352m

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)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
10
Local approval rate
86%
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)
11
Largest scheme
114 homes · THE HOLLIES (FORMER BOYS' HOME), THE HOLLIES (FORMER BOYS' HOME), HALFWAY STREET, DA15 9DP
Pipeline pressure
NONE

Named schemes (500m)

Woodman Service Station & Former Public Conveniences, Woodman Service Station & Former Public Conveniences, Westwood Lane, Sidcup, DA15 9PT24 homes
completed
LAMORBEY LABOUR HALL AND, 84 & 86, LAMORBEY LABOUR HALL AND, 84 & 86, WELLINGTON AVENUE, DA15 9HF15 homes
completed
REAR OF, 164, REAR OF, 164, BLACKFEN ROAD, DA15 8DT10 homes
completed
Site of the Former Blackfen Library, Site of the Former Blackfen Library, Cedar Avenue, Sidcup, DA15 8NJ8 homes
completed
158 &160, 158 &160, Blackfen Road, Sidcup, DA15 8PT7 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 8LW

Full postcodeDA15 8LW
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.448535
Longitude0.100309
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