Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.44937, 0.08780

DA15 8TH— Blackfen & Lamorbey, Bexley

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

The family fortress

 

Schools 100%Safety 83/100Transport 27/100Yield 7.64%

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
83
Schools
90
Transport
27
Environment
74
Investment
58

The bottom line

DA15 8TH offers exceptional schools (100% Good/Outstanding) and low crime at £212,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA15 8TH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-59.2% vs London avg
vs London income+1.2% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for DA15 8TH

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

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“The family fortress”

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How DA15 8TH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Alderwood Primary School

Good · Inspected Oct 2021 · 2 min walk

KS2: 107.0

★★

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 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 56 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.2 incidents per 1,000 residents

Better than 62% of London
→ Stable

-3% vs borough

Crime by type

Anti-social behaviour28%
Other23%
Violence & sexual offences23%
Vehicle crime12%
Drug offences9%
Burglary4%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sidcup Fire Station · 2.5km

Crime is 21% 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.

£212,000

Median sale price

Bottom 25% — 59% below London median

£212,000 is 59% below the London median (£520,000)

+161.9%

This year

Flat

Dominant type

Price history

5-year change
-1.9%
Sales (24 months)5
New build0.0%
Avg detached£580,000
Avg flat£206,000
Price per m²£4,309/m²
Price per ft²£400/ft²
Avg floor area51.4 m²

EPC breakdown

A
2%
B
3%
C
31%
D
19%
E
11%

Based on 66 properties · Confidence: high

Street mix

Semi 1%Detached 8%Flat 88%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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,360

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

5.0×

Price-to-income

£1,061/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£128,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1995–2026 · CAGR

+8.2%

Total change

+1060%

Market Activity

Price Velocity & Acceleration

Current Velocity

+173.6%

per year

Acceleration

+170.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 169 sales

Property Type Mix

Total: 169 sales

Detached9.5%
Semi-detached1.2%
Flat/maisonette89.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£67k+33%5.6
Post-dot-com plateau2001–2004£81k£140k+72.8%10.8
Pre-crash peak2005–2007£141k£166k+17.7%10
GFC & correction2008–2012£134k£138k+3.6%3.3
Help-to-Buy recovery2013–2016£124k£235k+90.3%6.5
Brexit uncertainty2017–2019£226k£248k+10%3.7
Pandemic surge2020–2021£437k£216k-50.5%2.5
Rate-rise correction2022–2023£273k£250k-8.4%5
Current market2024–2026£206k£580k+182.2%2

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Flat/maisonette

+0% alpha

Detached+0% α
Local
13.4%
District
13.4%
Flat/maisonette+0% α
Local
5%
District
5%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Falconwood

Nearby stations

FalconwoodNational Rail
15 min walk
Woolwich Arsenal DLR StationDLR
59 min walk
Abbey WoodElizabeth line
65 min walk
King George V DLR StationDLR
76 min walk
London City Airport DLR StationDLR
82 min walk
No bus stops within 400m

18

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★44 min
Victoria68 min ↑
Waterloo53 min ↑
Canary Wharf62 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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park46m
Santander docks (800m)0
Nearest cycle dock7.1 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: 12.8 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 70%
More green space than 92% 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): 2

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

24 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalEltham Community Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 14.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

78

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Jolly Fenman (308 m)

Nearest supermarketThe Co-operative Food · 968 m
7 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
664 licensed premises in borough268 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

973m

Post office

Nearby shops

Nisa Local472 m

Nearby cafes

The Tudor Cafe757 m

Nearby restaurants

Chicken World178 m
Codfellas349 m
Domino's358 m
Brurritos413 m

Nearby pubs

The Jolly Fenman308 m
The Black Boy468 m
The Halfway House901 m
The Bolthole941 m

Nearby pharmacies

Payden's Pharmacy363 m

Nearby health

SunnyDent373 m
Food hygiene (5-star)74% of 23

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

58

Investment score

Good

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
7.6% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score18/100
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

57.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,269m
Crossrail 2 route15,649m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,283 nationally

1,524

Est. population

7,792/km²

67%

Employed

25%

Degree educated

£42,500

Median income

1.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

23%
19%
20%
22%
16%
Under 1823%
18–3419%
35–4920%
50–6422%
65+16%

Tenure

38%
46%
14%
Own outright38%
Own (mortgage)46%
Private rent14%
Social rent1%
Shared ownership1%

Ethnicity

84%
White British84%
White Other6%
Asian4%
Black2%
Mixed2%
Other2%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine20%
No car household15%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent14%
Social rent1%

vs. London

Income vs London+1.2%
Price vs London-59.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
8
Local approval rate
71%
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)
6
Largest scheme
24 homes · LAND OFF, LAND OFF, PARISH GATE DRIVE, DA15 8TJ
Pipeline pressure
NONE

Named schemes (500m)

LAND OFF, LAND OFF, PARISH GATE DRIVE, DA15 8TJ24 homes
completed
LAND ADJACENT, 15, LAND ADJACENT, 15, RIDER CLOSE, DA15 8TL13 homes
completed
70, 70, Blackfen Road, Sidcup, DA15 8SW7 homes
completed
13, Blackfen Road, DA15 8QD6 homes
completed
63, 63, Blackfen Road, Sidcup, DA15 8QB4 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 (£212,000)

£0

Standard buyer

£0

First-time buyer

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 8TH

Full postcodeDA15 8TH
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.449371
Longitude0.087798
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