Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.44917, 0.08839

DA15 8TJ— Blackfen & Lamorbey, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 26/100~7% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
61
Safety
83
Schools
90
Transport
26
Environment
64
Investment
54

The bottom line

DA15 8TJ offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how DA15 8TJ 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 8TJ meets your needs.

Location

DA15 8TJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for DA15 8TJ

🛡️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 8TJ with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How DA15 8TJ 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

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£3,681/m²
Price per ft²£342/ft²
Avg floor area59.1 m²

EPC breakdown

C
2%
D
7%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 8%Terraced 19%Detached 29%Flat 42%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

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£147,750
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
WallsTimber frame, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

+5.1%

Total change

+371%

Market Activity

Price Velocity & Acceleration

Current Velocity

-66.3%

per year

Acceleration

-225.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 38 sales

Property Type Mix

Total: 38 sales

Detached36.8%
Semi-detached5.3%
Terraced21.1%
Flat/maisonette36.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£71k+39.2%3.2
Post-dot-com plateau2001–2004£80k£120k+50%2
Pre-crash peak2005–2007£263k£153k-41.9%1.5
GFC & correction2012–2012£130k£130k+0%1
Help-to-Buy recovery2013–2014£390k£158k-59.5%2
Brexit uncertainty2017–2018£215k£450k+109.3%1.5
Rate-rise correction2023–2023£275k£275k+0%1
Current market2024–2026£713k£240k-66.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

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

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing13
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
Falconwood

Nearby stations

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

18

Walkability score

50

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 park65m
Santander docks (800m)0
Nearest cycle dock7.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 12.9 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 19%
Below average green space

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

80

Parks (1km)

6

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 972 m
7 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

952m

Post office

Nearby shops

Nisa Local517 m

Nearby cafes

The Tudor Cafe783 m

Nearby restaurants

Chicken World208 m
Codfellas395 m
Domino's404 m
Brurritos459 m

Nearby pubs

The Jolly Fenman299 m
The Black Boy470 m
The Halfway House883 m
The Bolthole941 m

Nearby pharmacies

Payden's Pharmacy410 m

Nearby health

SunnyDent419 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

E

High street health

Investment

Investment grade, yield and market outlook

54

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
6.8% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score19/100
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

51

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,314m
Crossrail 2 route15,695m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
11
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

Live in DA15 8TJ? 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 8TJ.
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 8TJ

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

No spam. Unsubscribe anytime.

Key facts for DA15 8TJ

Full postcodeDA15 8TJ
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.449171
Longitude0.088393
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