Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.45507, 0.08718

DA15 8TB— Blackfen & Lamorbey, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 35/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
87
Schools
90
Transport
35
Environment
63
Investment
42

The bottom line

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

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

DA15 8TB

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+1.7% vs London avg
vs London crime-55.0% vs London avg

Deep-dive guides for DA15 8TB

🛡️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 8TB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Bishop Ridley Church of England VA Primary School

Not yet inspected · 6 min walk

KS2: 108.6

★★

Secondary

Harris Academy Falconwood

Good · Inspected Oct 2019 · 4 min walk

P8: 0.00A8: 46.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.0 incidents per 1,000 residents

Better than 79% of London
→ Stable

-45% vs borough

Crime by type

Other35%
Violence & sexual offences35%
Vehicle crime15%
Drug offences7%
Anti-social behaviour4%
Robbery2%
Burglary2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Eltham Fire Station · 2.0km

Crime is 55% 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£5,130/m²
Price per ft²£477/ft²
Avg floor area75.4 m²

EPC breakdown

C
1%
D
16%
E
4%

Based on 21 properties · Confidence: medium

Street mix

Semi 11%Terraced 90%

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£188,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.1%

Total change

+491%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.3%

per year

Acceleration

+19.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £300k–£350k · 57 sales

Property Type Mix

Total: 57 sales

Semi-detached10.5%
Terraced89.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£73k£93k+28.1%1.8
Post-dot-com plateau2001–2004£129k£213k+65.1%2.8
Pre-crash peak2005–2007£200k£223k+11.2%1.7
GFC & correction2008–2012£221k£193k-12.9%1.4
Help-to-Buy recovery2013–2016£240k£368k+53.5%2.3
Brexit uncertainty2017–2019£340k£328k-3.7%2.3
Pandemic surge2020–2021£370k£390k+5.4%1.5
Rate-rise correction2022–2022£420k£420k+0%5
Current market2024–2025£388k£432k+11.4%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+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

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Falconwood

Nearby stations

FalconwoodNational Rail
9 min walk
Woolwich Arsenal DLR StationDLR
51 min walk
Abbey WoodElizabeth line
58 min walk
King George V DLR StationDLR
69 min walk
London City Airport DLR StationDLR
75 min walk
No bus stops within 400m

18

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★43 min
Victoria60 min ↑
Waterloo57 min ↑
Canary Wharf58 min ↑
City54 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park389m
Santander docks (800m)0
Nearest cycle dock6.9 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: 12.5 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 22%
Less green space than 82% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.3 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): 4

Landslide susceptibility: Medium

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

31 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalMemorial Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 14.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Jolly Fenman (484 m)

Nearest supermarketThe Co-operative Food · 511 m

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)

1.6km

Post office

Nearby shops

Costcutter643 m
Nisa Local685 m

Nearby restaurants

Chicken World458 m
Shampan Curry Restaurant537 m
Codfellas599 m
Domino's606 m

Nearby pubs

The Jolly Fenman484 m
The Bolthole536 m
Lingfield646 m
The Black Boy1.1 km

Nearby pharmacies

Payden's Pharmacy609 m

Nearby health

SunnyDent616 m
Food hygiene (5-star)75% of 20

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

42

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
4.1% (average)London avg: 3.8%Above average yield
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

59

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,111m
Crossrail 2 route15,187m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,048 nationally

1,584

Est. population

6,892/km²

60%

Employed

27%

Degree educated

£42,700

Median income

1.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

60

Community stability

Age profile

24%
17%
20%
20%
19%
Under 1824%
18–3417%
35–4920%
50–6420%
65+19%

Tenure

42%
43%
Own outright42%
Own (mortgage)43%
Private rent12%
Social rent3%
Shared ownership0%

Ethnicity

77%
White British77%
White Other6%
Asian8%
Black5%
Mixed2%
Other3%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine18%
No car household18%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent12%
Social rent3%

vs. London

Income vs London+1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
13
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)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
36 homes · THE HOLLIES (PHASE 1), THE HOLLIES (PHASE 1), HALFWAY STREET, WILLERSLEY AVENUE, DA15 8
Pipeline pressure
NONE

Named schemes (500m)

13, Blackfen Road, DA15 8QD6 homes
completed
63, 63, Blackfen Road, Sidcup, DA15 8QB4 homes
completed
108, 108, Orchard Rise West, Sidcup, DA15 8SZ2 homes
completed
79, 79, Boundary Road, Sidcup, DA15 8SS1 homes
completed
21, 21, Orchard Rise West, Sidcup, DA15 85Y1 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 8TB

Full postcodeDA15 8TB
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.455074
Longitude0.087180
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
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Mail
Food Standards
Agency
Ofcom
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