Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.44129, 0.09828

DA15 8WW— Blackfen & Lamorbey, Bexley

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

The family fortress

 

Schools 100%Safety 83/100Transport 34/100~6% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
67
Safety
83
Schools
60
Transport
34
Environment
75
Investment
57

The bottom line

DA15 8WW 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: 47 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

DA15 8WW

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 8WW

🛡️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 8WW 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 · 6 min walk

KS2: 104.1

—

Secondary

Chislehurst and Sidcup Grammar School

Not yet inspected · 11 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 · 64 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

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£2,619/m²
Price per ft²£243/ft²
Avg floor area105.5 m²

EPC breakdown

C
10%
D
14%
E
12%
F
3%

Based on 39 properties · Confidence: high

Street mix

Semi 1%Terraced 2%Detached 24%Flat 71%Other 3%

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£263,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,757
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+2.4%

Total change

+104%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.7%

per year

Acceleration

+5.73

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 133 sales

Property Type Mix

Total: 133 sales

Detached24.8%
Semi-detached0.8%
Terraced1.5%
Flat/maisonette72.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£138k£111k-19.3%7.7
Post-dot-com plateau2001–2004£175k£162k-7.4%7
Pre-crash peak2005–2007£167k£169k+1.2%4.7
GFC & correction2008–2012£323k£404k+25.3%1.8
Help-to-Buy recovery2013–2016£700k£190k-72.9%5
Brexit uncertainty2017–2019£251k£305k+21.5%3
Pandemic surge2020–2021£730k£280k-61.6%2
Rate-rise correction2022–2023£273k£255k-6.4%1.5
Current market2024–2025£260k£280k+7.7%1

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
10.2%
District
10.2%
Flat/maisonette+0% α
Local
3.6%
District
3.6%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing3
Trend Position100

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
11 min walk
Abbey WoodElizabeth line
72 min walk
Woolwich Arsenal DLR StationDLR
72 min walk
King George V DLR StationDLR
90 min walk
London City Airport DLR StationDLR
97 min walk
No bus stops within 400m

18

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★47 min
Victoria71 min ↑
Waterloo57 min ↑
Canary Wharf65 min ↑
City59 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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park148m
Santander docks (800m)0
Nearest cycle dock8.0 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: 13.9 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 13%
More green space than 93% of London

Nearest SSSI: Oxleas Woodlands SSSI — 3.0 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

23 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalQueen Mary's Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 15.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

217

Parks (1km)

9

Restaurants (800m)

2

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 (461 m)

Nearest supermarketThe Co-operative Food · 1.8 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)

697m

Post office

Nearby shops

Oval Fine Wines and Beers449 m
The Co-operative Food582 m
M&S Simply Food814 m

Nearby cafes

Café L'ecole326 m
The Chunky Teapot653 m
Caffe Nuovo790 m
Tulip Cafe976 m

Nearby restaurants

Pride of India534 m
New World546 m
Oval Fish Bar558 m
The Oval Brasserie576 m

Nearby pubs

Ye Olde Black Horse461 m
The Hangar540 m
The Hackney Carriage658 m
AU Lounge821 m

Nearby gyms

The Hollies Countryside Club125 m
Sidcup Leisure Centre687 m

Nearby pharmacies

Olins Pharmacy437 m
Roadnight Pharmacy1.1 km
Food hygiene (5-star)80% of 35

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

57

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
6.0% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score21/100
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

69.1

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,152m
Crossrail 2 route16,798m

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)
3
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
6
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)
33
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 8WW

Full postcodeDA15 8WW
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.441288
Longitude0.098279
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