Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.45290, 0.09588

DA15 8RR— Blackfen & Lamorbey, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 24/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
85
Schools
90
Transport
24
Environment
62
Investment
34

The bottom line

DA15 8RR 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.

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Location

DA15 8RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+1.7% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for DA15 8RR

🛡️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 8RR 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 · 8 min walk

KS2: 107.7

★★

Secondary

Harris Academy Falconwood

Good · Inspected Oct 2019 · 9 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 · 49 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

35.6 incidents per 1,000 residents

Better than 74% of London
→ Stable

-32% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour19%
Other19%
Vehicle crime17%
Drug offences10%
Burglary4%
Theft2%
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 · 2.9km

Crime is 45% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,836/m²
Price per ft²£542/ft²
Avg floor area83 m²

EPC breakdown

C
2%
D
13%
E
2%
F
2%
G
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 37%Terraced 57%Flat 6%

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£207,500
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, 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

1995–2025 · CAGR

+7%

Total change

+658%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.9%

per year

Acceleration

+56.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £400k–£450k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached38.2%
Terraced58.8%
Flat/maisonette2.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£145k+126.6%1.2
Post-dot-com plateau2001–2004£100k£198k+97.5%1.2
Pre-crash peak2006–2007£204k£220k+7.8%1
GFC & correction2008–2011£188k£215k+14.7%1
Help-to-Buy recovery2014–2016£300k£375k+25%3
Brexit uncertainty2017–2018£375k£385k+2.7%1.5
Pandemic surge2020–2021£320k£433k+35.2%3.5
Rate-rise correction2022–2023£690k£415k-39.9%1
Current market2025–2025£485k£485k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.5%
District
4.5%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
17 min walk
Woolwich Arsenal DLR StationDLR
57 min walk
Abbey WoodElizabeth line
58 min walk
King George V DLR StationDLR
74 min walk
Gallions Reach DLR StationDLR
81 min walk
No bus stops within 400m

22

Walkability score

19

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park270m
Santander docks (800m)0
Nearest cycle dock7.5 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: 13.2 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 31%
Less green space than 97% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.9 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

32 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

Nearest hospitalMemorial Hospital · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 14.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

49

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 (388 m)

Nearest supermarketThe Co-operative Food · 511 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)

685m

Post office

Nearby shops

The Co-operative Food964 m
Oval Fine Wines and Beers1.0 km

Nearby restaurants

The Fen372 m
Pizza Time388 m
Antalya397 m
Shampan Curry Restaurant418 m

Nearby pubs

The Jolly Fenman388 m
The Bolthole440 m
The Broken Drum529 m
The George Staples529 m

Nearby pharmacies

Olins Pharmacy1.0 km
Food hygiene (5-star)54% of 35

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score18/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

44.4

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,747m
Crossrail 2 route15,800m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,728 nationally

1,347

Est. population

7,825/km²

64%

Employed

25%

Degree educated

£42,700

Median income

2.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

60

Community stability

Age profile

24%
19%
20%
20%
17%
Under 1824%
18–3419%
35–4920%
50–6420%
65+17%

Tenure

38%
46%
Own outright38%
Own (mortgage)46%
Private rent11%
Social rent4%
Shared ownership1%

Ethnicity

74%
White British74%
White Other6%
Asian9%
Black6%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine21%
No car household15%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Private rent11%
Social rent4%

vs. London

Income vs London+1.7%

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)
4
Largest scheme
36 homes · THE HOLLIES (PHASE 1), THE HOLLIES (PHASE 1), HALFWAY STREET, WILLERSLEY AVENUE, DA15 8
Pipeline pressure
NONE

Named schemes (500m)

THE HOLLIES (PHASE 1), THE HOLLIES (PHASE 1), HALFWAY STREET, WILLERSLEY AVENUE, DA15 836 homes
completed
THE HOLLIES (PHASE 2), THE HOLLIES (PHASE 2), HALFWAY STREET, WILLERSLEY AVENUE, DA15 823 homes
completed
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

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 8RR

Full postcodeDA15 8RR
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.452904
Longitude0.095875
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