Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.44049, 0.10023

DA15 8WL— Blackfen & Lamorbey, Bexley

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

The family fortress

 

Schools 100%Safety 83/100Transport 32/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
67
Safety
83
Schools
60
Transport
32
Environment
78
Investment
54

The bottom line

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

The catch: 54 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

DA15 8WL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for DA15 8WL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How DA15 8WL 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 · 4 min walk

KS2: 104.1

—

Secondary

Chislehurst and Sidcup Grammar School

Not yet inspected · 9 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 · 65 min walk

5 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 · 1.6km

Crime is 21% below London average

Property

Prices, sales volume and market trends

Avg floor area194.3 m²

EPC breakdown

C
1%
D
1%
E
2%

Based on 4 properties · Confidence: low

Street mix

Semi 39%Detached 62%

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

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£485,750
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
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 150 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

1998–2022 · CAGR

+7.4%

Total change

+455%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.9%

per year

Acceleration

+18.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 13 sales

Property Type Mix

Total: 13 sales

Detached61.5%
Semi-detached38.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£229k£344k+50%2
Post-dot-com plateau2003–2003£490k£490k+0%1
Pre-crash peak2006–2006£398k£398k+0%2
GFC & correction2008–2010£645k£525k-18.6%1.5
Help-to-Buy recovery2014–2014£725k£725k+0%1
Brexit uncertainty2018–2018£895k£895k+0%1
Rate-rise correction2022–2022£1.27m£1.27m+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
7.1%
District
7.1%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

SidcupNational Rail
10 min walk
Abbey WoodElizabeth line
73 min walk
Woolwich Arsenal DLR StationDLR
74 min walk
King George V DLR StationDLR
92 min walk
London City Airport DLR StationDLR
98 min walk
No bus stops within 400m

20

Walkability score

71

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★54 min
Victoria76 min ↑
Waterloo64 min ↑
Canary Wharf69 min ↑
City66 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)

1

EV chargers (800m)

Nearest car park83m
Santander docks (800m)0
Nearest cycle dock8.2 km

Nearby car parks

🅿️
Marlowe House car park
748m

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: 14.0 km away✗ Not Green Belt✗ Not AONB53% green spaceTree canopy: 10%
More green space than 96% 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

24 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalQueen Mary's Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 15.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

219

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Ye Olde Black Horse (392 m)

Nearest supermarketThe Co-operative Food · 1.9 km
1 tennis courts4 swimming pools1 sports halls

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)

573m

Post office

Nearby shops

Oval Fine Wines and Beers470 m
The Co-operative Food598 m
M&S Simply Food687 m

Nearby cafes

Café L'ecole248 m
The Chunky Teapot532 m
Caffe Nuovo669 m
Tulip Cafe851 m

Nearby restaurants

Jalsha Tandoori Restaurant530 m
Appleyard545 m
Pride of India556 m
New World567 m

Nearby pubs

Ye Olde Black Horse392 m
The Hackney Carriage536 m
The Hangar561 m
AU Lounge698 m

Nearby gyms

The Hollies Countryside Club71 m
Sidcup Leisure Centre536 m

Nearby pharmacies

Olins Pharmacy457 m
Roadnight Pharmacy970 m
Food hygiene (5-star)82% of 44

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
Gentrification score21/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

48.9

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,302m
Crossrail 2 route16,957m

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
Yes
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
8
Local approval rate
88%
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)
39
Largest scheme
114 homes · THE HOLLIES (FORMER BOYS' HOME), THE HOLLIES (FORMER BOYS' HOME), HALFWAY STREET, DA15 9DP
Pipeline pressure
NONE

Named schemes (500m)

THE HOLLIES (FORMER BOYS' HOME), THE HOLLIES (FORMER BOYS' HOME), HALFWAY STREET, DA15 9DP114 homes
completed
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
THE HOLLIES, THE HOLLIES, HALFWAY STREET, DA15 9DP20 homes
completed
Stuart House, 45-47, Stuart House, 45-47, Halfway Street, Sidcup, DA15 8LH12 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 8WL

Full postcodeDA15 8WL
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.440488
Longitude0.100228
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