Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.43832, 0.09506

DA15 8WB— Blackfen & Lamorbey, Bexley

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

The family fortress

 

Schools 100%Safety 83/100Transport 40/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
66
Safety
83
Schools
60
Transport
40
Environment
70
Investment
31

The bottom line

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

Less suited to Car-free commuters.

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Location

DA15 8WB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for DA15 8WB

🛡️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 8WB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Burnt Oak Junior School

Not yet inspected · 5 min walk

KS2: 104.1

—

Secondary

Chislehurst and Sidcup Grammar School

Not yet inspected · 12 min walk

P8: +0.84A8: 76.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 69 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

51.5 incidents per 1,000 residents

Better than 61% of London
→ Stable

-2% vs borough

Crime by type

Anti-social behaviour29%
Violence & sexual offences28%
Other23%
Vehicle crime11%
Drug offences3%
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 · 1.3km

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£5,300/m²
Price per ft²£492/ft²
Avg floor area114.1 m²

EPC breakdown

C
5%
D
7%

Based on 12 properties · Confidence: medium

Street mix

Detached 100%

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£285,250
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,757
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.4%

Total change

+380%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.6%

per year

Acceleration

-22.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 36 sales

Property Type Mix

Total: 36 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£125k£332k+165.2%1.8
Post-dot-com plateau2001–2004£385k£380k-1.3%2.5
Pre-crash peak2005–2005£310k£310k+0%1
GFC & correction2008–2012£440k£420k-4.5%1
Help-to-Buy recovery2015–2016£603k£575k-4.6%1.5
Brexit uncertainty2017–2018£740k£639k-13.7%2
Pandemic surge2021–2021£790k£790k+0%2
Rate-rise correction2022–2022£785k£785k+0%1
Current market2025–2025£600k£600k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
7.3%
District
7.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

SidcupNational Rail
10 min walk
Woolwich Arsenal DLR StationDLR
75 min walk
Abbey WoodElizabeth line
77 min walk
King George V DLR StationDLR
93 min walk
London City Airport DLR StationDLR
99 min walk
No bus stops within 400m

11

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★39 min
Victoria63 min ↑
Waterloo48 min ↑
Canary Wharf57 min ↑
City52 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park209m
Santander docks (800m)0
Nearest cycle dock8.0 km

Nearby car parks

🅿️
Marlowe House car park
656m

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: 13.8 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 31%
More green space than 83% of London

Nearest SSSI: Oxleas Woodlands SSSI — 3.2 km

Energy

Solar: 862 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

19 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalQueen Mary's Hospital · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 15.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 2.1 km
1 tennis courts2 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)

573m

Post office

Nearby shops

M&S Simply Food678 m
Oval Fine Wines and Beers847 m
The Co-operative Food981 m

Nearby cafes

The Chunky Teapot530 m
Caffe Nuovo638 m
Café L'ecole678 m
Tulip Cafe812 m

Nearby restaurants

Cacio e Pepe513 m
Jalsha Tandoori Restaurant520 m
Appleyard547 m
Hing's570 m

Nearby pubs

Ye Olde Black Horse268 m
The Hackney Carriage537 m
The Halfway House654 m
AU Lounge668 m

Nearby gyms

The Hollies Countryside Club366 m
Sidcup Leisure Centre683 m

Nearby pharmacies

Olins Pharmacy836 m
Roadnight Pharmacy890 m
Food hygiene (5-star)90% of 10

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

31

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score20/100
Sales last 12 months0

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

4/100

Velocity score

Future outlook

63.8

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,994m
Crossrail 2 route16,871m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,849 nationally

1,261

Est. population

4,037/km²

61%

Employed

41%

Degree educated

£42,500

Median income

0.7%

Claimant rate

Inner cityMedium densityOwner occupiers / families

63

Community stability

Age profile

21%
13%
19%
24%
22%
Under 1821%
18–3413%
35–4919%
50–6425%
65+22%

Tenure

50%
39%
Own outright50%
Own (mortgage)39%
Private rent9%
Social rent2%
Shared ownership0%

Ethnicity

80%
White British80%
White Other6%
Asian8%
Black1%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine9%
No car household9%
Unemployed2%
No qualifications10%

Housing tenure (Census 2021)

Private rent9%
Social rent2%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
11
Local approval rate
83%
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)
35
Largest scheme
59 homes · THE HOLLIES (PHASE 5)(NOW 9A/9B), THE HOLLIES (PHASE 5)(NOW 9A/9B), HALFWAY STREET, DA15 9DH
Pipeline pressure
NONE

Named schemes (500m)

THE HOLLIES (PHASE 5)(NOW 9A/9B), THE HOLLIES (PHASE 5)(NOW 9A/9B), HALFWAY STREET, DA15 9DH59 homes
completed
THE HOLLIES (PHASE 4), THE HOLLIES (PHASE 4), HALFWAY STREET, DA15 9DH24 homes
completed
Stuart House, 45-47, Stuart House, 45-47, Halfway Street, Sidcup, DA15 8LH12 homes
completed
The former York Avenue Allotments, The former York Avenue Allotments, York Avenue, Sidcup, DA15 7LH11 homes
completed
LAUNDRY BUILDING, THE HOLLIES, LAUNDRY BUILDING, THE HOLLIES, HALFWAY STREET, DA15 9DH10 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 8WB

Full postcodeDA15 8WB
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.438323
Longitude0.095064
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
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Companies
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Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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