Blendon & Penhill · Bexley · Old Bexley and Sidcup constituency · 51.43497, 0.10399

DA15 9AD— Blendon & Penhill, Bexley

Location and area intelligence for DA15 9AD, Blendon & Penhill, Bexley

High-connectivity investment target

 

Schools 75%Safety 70/100Transport 52/100~6% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
70
Schools
90
Transport
52
Environment
79
Investment
60

The bottom line

DA15 9AD offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

DA15 9AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-17.6% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for DA15 9AD

🛡️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

“High-connectivity investment target”

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How DA15 9AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Holy Trinity Lamorbey Church of England School

Good · Inspected Oct 2023 · 3 min walk

KS2: 104.6

—

Secondary

Chislehurst and Sidcup Grammar School

Not yet inspected · 3 min walk

P8: +0.84A8: 76.2

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 72 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

94.9 incidents per 1,000 residents

Higher crime than 71% of London
↑ Rising 19400.0%

+80% vs borough

Crime by type

Other35%
Violence & sexual offences22%
Anti-social behaviour16%
Vehicle crime10%
Robbery5%
Burglary5%
Drug offences4%
Theft3%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sidcup Fire Station · 1.1km

Crime is +46% above 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£3,502/m²
Price per ft²£325/ft²
Avg floor area78.2 m²

EPC breakdown

C
28%
D
5%
E
1%

Based on 34 properties · Confidence: high

Street mix

Terraced 39%Flat 61%

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 yield867 kWh/kWp/yr
Rebuild cost estimate£195,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6%

Total change

+470%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.7%

per year

Acceleration

-103.14

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £100k–£125k · 41 sales

Property Type Mix

Total: 41 sales

Terraced39%
Flat/maisonette61%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£83k+64.4%1.5
Post-dot-com plateau2001–2004£131k£154k+17%2.5
Pre-crash peak2005–2007£140k£188k+34.4%2.7
GFC & correction2009–2011£140k£178k+27%1.5
Help-to-Buy recovery2013–2015£103k£134k+29.6%1.3
Brexit uncertainty2017–2017£510k£510k+0%3
Pandemic surge2020–2021£420k£280k-33.3%1.5
Rate-rise correction2022–2023£445k£123k-72.3%1
Current market2024–2025£263k£288k+9.7%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
7.1%
District
7.1%
Terraced+0% α
Local
10.5%
District
10.5%

CAGR over 24yr 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
Above London average
Sidcup

Nearby stations

SidcupNational Rail
2 min walk
Abbey WoodElizabeth line
80 min walk
Woolwich Arsenal DLR StationDLR
82 min walk
King George V DLR StationDLR
100 min walk
London City Airport DLR StationDLR
107 min walk
No bus stops within 400m

25

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★34 min
Victoria58 min ↑
Waterloo43 min ↑
Canary Wharf52 min ↑
City47 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park57m
Santander docks (800m)0
Nearest cycle dock8.6 km

Nearby car parks

🅿️
Marlowe House car park
240m

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: 14.6 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 22%
More green space than 98% of London

Nearest SSSI: Ruxley Gravel Pits SSSI — 2.9 km

Energy

Solar: 867 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 yield866.7 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

26 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalQueen Mary's Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 15.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 2.6 km
2 tennis courts3 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

155m

Post office

Nearby shops

M&S Simply Food106 m
Oval Fine Wines and Beers1.1 km
The Co-operative Food1.2 km

Nearby cafes

Caffe Nuovo143 m
The Chunky Teapot195 m
Tulip Cafe220 m
Café L'ecole788 m

Nearby restaurants

Domino's145 m
Sophie's Choice159 m
Hing's162 m
Appleyard178 m

Nearby pubs

The Iron Horse90 m
AU Lounge139 m
The Hackney Carriage188 m
The Alma317 m

Nearby gyms

Sidcup Leisure Centre151 m
The Hollies Countryside Club682 m
Better Gym1.1 km

Nearby pharmacies

Roadnight Pharmacy353 m
Olins Pharmacy1.1 km
Food hygiene (5-star)85% of 59

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

A

High street health

Investment

Investment grade, yield and market outlook

60

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score19/100
Sales last 12 months1

Rental market

High

Demand

Low

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

64

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,656m
Crossrail 2 route17,573m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,602 nationally

2,054

Est. population

5,092/km²

54%

Employed

32%

Degree educated

£34,600

Median income

2.9%

Claimant rate

Inner cityMedium densityMixed

43

Community stability

Age profile

21%
26%
18%
15%
20%
Under 1821%
18–3426%
35–4918%
50–6415%
65+20%

Tenure

28%
26%
33%
Own outright28%
Own (mortgage)26%
Private rent33%
Social rent12%
Shared ownership1%

Ethnicity

73%
White British73%
White Other9%
Asian7%
Black4%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine14%
No car household36%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent33%
Social rent12%

vs. London

Income vs London-17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
14
Local approval rate
60%
Borough approval rate
75%
Opportunity area
No
CIL rate (residential)
£100/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
43
Largest scheme
50 homes · 7,9,11 and 13, 7,9,11 and 13, Lansdown Road, Sidcup, DA14 4EF
Pipeline pressure
NONE

Named schemes (500m)

Former Lamorbey Swimming Centre, 157, Station Road31 homes
completed
2 & R/O 4, 2 & R/O 4, MANOR ROAD, DA15 7HX18 homes
completed
142, 146, Station Road, DA15 7AB6 homes
completed
71, 71, Station Road, DA15 7DR5 homes
completed
96, 96, Station Road, Sidcup, DA1 7DU3 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.5%
Election year
2026
MP
Mr Louie French (Conservative)
MP majority
3,548
Constituency
Old Bexley and Sidcup

Councillors

David LeafConservative
Cafer MunurConservative
Nicholas O'HareConservative

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Key facts for DA15 9AD

Full postcodeDA15 9AD
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlendon & Penhill
Latitude51.434971
Longitude0.103989
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