Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.45081, 0.09660

DA15 8PU— Blackfen & Lamorbey, Bexley

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

Under-the-radar value

 

Schools 100%Safety 88/100Transport 21/100Yield 5.18%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
88
Schools
90
Transport
21
Environment
66
Investment
45

The bottom line

DA15 8PU offers exceptional schools (100% Good/Outstanding) and low crime at £312,500 median — 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.

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Location

DA15 8PU

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-39.9% vs London avg
vs London income+1.2% vs London avg
vs London crime-62.0% vs London avg

Deep-dive guides for DA15 8PU

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

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“Under-the-radar value”

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How DA15 8PU 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 · 5 min walk

KS2: 107.7

★★

Secondary

Harris Academy Falconwood

Good · Inspected Oct 2019 · 12 min walk

P8: 0.00A8: 46.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 51 min walk

3 primaries · 2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sidcup Fire Station · 2.7km

Crime is 62% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£312,500

Median sale price

Bottom 25% — 40% below London median

£312,500 is 40% below the London median (£520,000)

-36.4%

This year

Flat

Dominant type

Price history

5-year change
-12.7%
Sales (24 months)5
New build0.0%
Avg semi-detached£500,000
Avg flat£311,925
Price per m²£4,304/m²
Price per ft²£400/ft²
Avg floor area73.6 m²

EPC breakdown

B
6%
C
6%
D
10%
E
5%

Based on 27 properties · Confidence: medium

Street mix

Semi 12%Terraced 17%Flat 69%Other 2%

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£3,125
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,500

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

7.4×

Price-to-income

£1,563/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£184,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

+5.1%

Total change

+346%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.6%

per year

Acceleration

-111.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 49 sales

Property Type Mix

Total: 49 sales

Semi-detached12.2%
Terraced18.4%
Flat/maisonette69.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£84k+20%2.4
Post-dot-com plateau2001–2002£155k£175k+12.9%1.5
Pre-crash peak2005–2007£157k£187k+18.6%1.7
GFC & correction2008–2012£239k£153k-36.2%1
Help-to-Buy recovery2013–2014£243k£200k-17.5%2
Brexit uncertainty2017–2019£325k£253k-22.3%2.3
Pandemic surge2020–2021£360k£358k-0.6%4
Rate-rise correction2022–2023£335k£287k-14.3%1
Current market2024–2025£500k£312k-37.6%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.3%
District
6.3%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing5
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
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
77 min walk
Gallions Reach DLR StationDLR
84 min walk
No bus stops within 400m

17

Walkability score

21

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)

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Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park38m
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.3 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 16%
Above average green space

Nearest SSSI: Oxleas Woodlands SSSI — 2.1 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

118

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Jolly Fenman (404 m)

Nearest supermarketThe Co-operative Food · 748 m
2 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)

569m

Post office

Nearby shops

The Co-operative Food744 m
Oval Fine Wines and Beers794 m

Nearby cafes

Café L'ecole1.1 km

Nearby restaurants

The Fen278 m
Pizza Time289 m
Chef's Kitchen294 m
Antalya300 m

Nearby pubs

The Jolly Fenman404 m
The George Staples429 m
The Broken Drum471 m
The Bolthole678 m

Nearby gyms

The Hollies Countryside Club1.2 km

Nearby pharmacies

Olins Pharmacy804 m
Food hygiene (5-star)53% of 36

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

45

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
Gross yield
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score15/100
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

48.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,840m
Crossrail 2 route15,991m

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%
Price vs London-39.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
16
Local approval rate
75%
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)
3
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£312,500)

£3,125

Standard buyer

£0

First-time buyer

Save £3,125

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 8PU

Full postcodeDA15 8PU
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.450814
Longitude0.096600
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