Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.45061, 0.09721

DA15 8PP— Blackfen & Lamorbey, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 88/100Transport 21/100

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
61
Safety
88
Schools
90
Transport
21
Environment
64
Investment
46

The bottom line

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

The catch: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how DA15 8PP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how DA15 8PP meets your needs.

Location

DA15 8PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-62.0% vs London avg

Deep-dive guides for DA15 8PP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare DA15 8PP with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How DA15 8PP 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 · 4 min walk

KS2: 107.7

★★

Secondary

Harris Academy Falconwood

Good · Inspected Oct 2019 · 13 min walk

P8: 0.00A8: 46.3

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 52 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.6 incidents per 1,000 residents

Better than 83% of London
→ Stable

-53% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour29%
Other18%
Drug offences8%
Vehicle crime8%
Theft3%
Burglary3%
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 · 2.6km

Crime is 62% below London average

Property

Prices, sales volume and market trends

Avg floor area50.4 m²

EPC breakdown

C
7%
D
2%

Based on 9 properties · Confidence: low

Street mix

Semi 21%Terraced 79%

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£126,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2021 · CAGR

+6.2%

Total change

+381%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.2%

per year

Acceleration

-2.21

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £75k–£100k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached21.2%
Terraced78.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£100k+50.3%2.2
Post-dot-com plateau2001–2004£120k£171k+42.5%1
Pre-crash peak2005–2007£180k£200k+11.4%3.5
Help-to-Buy recovery2013–2016£201k£294k+46.3%2
Brexit uncertainty2017–2017£310k£310k+0%1
Pandemic surge2021–2021£320k£320k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
6.2%
District
6.2%
Terraced+0% α
Local
6.5%
District
6.5%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
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
Welling→ Victoria· 2 tph
39 min

Nearby stations

WellingNational Rail
20 min walk
Woolwich Arsenal DLR StationDLR
60 min walk
Abbey WoodElizabeth line
60 min walk
King George V DLR StationDLR
78 min walk
Gallions Reach DLR StationDLR
84 min walk
No bus stops within 400m

22

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★46 min
Victoria65 min ↑
Waterloo56 min ↑
Canary Wharf60 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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park14m
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 AONB7% green spaceTree canopy: 25%
Below average green space

Nearest SSSI: Oxleas Woodlands SSSI — 2.2 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

7

Dentists within 1km

Nearest hospitalMemorial Hospital · 3.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 14.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George Staples (388 m)

Nearest supermarketThe Co-operative Food · 782 m
1 tennis courts2 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)

525m

Post office

Nearby shops

The Co-operative Food701 m
Oval Fine Wines and Beers755 m

Nearby cafes

Café L'ecole1.0 km

Nearby restaurants

The Fen243 m
Chef's Kitchen252 m
Pizza Time252 m
Antalya262 m

Nearby pubs

The George Staples388 m
The Broken Drum435 m
The Jolly Fenman449 m
The Hangar703 m

Nearby gyms

The Hollies Countryside Club1.2 km

Nearby pharmacies

Olins Pharmacy764 m
Food hygiene (5-star)57% of 44

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

46

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

35.8

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,886m
Crossrail 2 route16,037m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,874 nationally

1,542

Est. population

9,397/km²

56%

Employed

23%

Degree educated

£42,500

Median income

2.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

62

Community stability

Age profile

21%
15%
17%
22%
24%
Under 1821%
18–3415%
35–4917%
50–6423%
65+24%

Tenure

49%
38%
Own outright49%
Own (mortgage)38%
Private rent10%
Social rent3%
Shared ownership0%

Ethnicity

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

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine18%
No car household14%
Unemployed2%
No qualifications21%

Housing tenure (Census 2021)

Private rent10%
Social rent3%

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)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
16
Local approval rate
78%
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)
7
Largest scheme
36 homes · THE HOLLIES (PHASE 1), THE HOLLIES (PHASE 1), HALFWAY STREET, WILLERSLEY AVENUE, DA15 8
Pipeline pressure
NONE

Named schemes (500m)

REAR OF, 164, REAR OF, 164, BLACKFEN ROAD, DA15 8DT10 homes
completed
158 &160, 158 &160, Blackfen Road, Sidcup, DA15 8PT7 homes
completed
124, 124, Blackfen Road, DA15 8PT6 homes
completed
148, 148, Blackfen Road, Sidcup, DA15 8PT6 homes
completed
92, Blackfen Road, DA15 8SW4 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

Live in DA15 8PP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for DA15 8PP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Bexley with nearby boroughs:

Bexley vs LewishamBexley vs GreenwichBexley vs Bromley

Similar postcodes

Frequently asked questions

📍 Track DA15 8PP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for DA15 8PP

Full postcodeDA15 8PP
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.450614
Longitude0.097210
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