Blendon & Penhill · Bexley · Old Bexley and Sidcup constituency · 51.43566, 0.11432

DA15 9AZ— Blendon & Penhill, Bexley

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

The family fortress

 

Schools 83%Safety 88/100Transport 39/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
64
Safety
88
Schools
73
Transport
39
Environment
76
Investment
28

The bottom line

DA15 9AZ offers exceptional schools (83% Good/Outstanding), low crime and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA15 9AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+1.7% vs London avg
vs London crime-67.0% vs London avg

Deep-dive guides for DA15 9AZ

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How DA15 9AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

73

Education score

Good for families
★ Top school within 1km
★★

Primary

Birkbeck Primary School

Good · Inspected Dec 2023 · 9 min walk

KS2: 108.4

★

Secondary

Hurstmere School

Requires Improvement · Inspected Sept 2022 · 4 min walk

83% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 71 min walk

4 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

21.4 incidents per 1,000 residents

Better than 85% of London
→ Stable

-60% vs borough

Crime by type

Other31%
Vehicle crime23%
Violence & sexual offences23%
Anti-social behaviour17%
Drug offences3%
Burglary3%
Theft0%
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 · 1.7km

Crime is 67% 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£5,981/m²
Price per ft²£556/ft²
Avg floor area112.4 m²

EPC breakdown

C
5%
D
8%
E
3%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 87%Terraced 13%

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£281,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,333
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2026 · CAGR

+3.9%

Total change

+159%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.2%

per year

Acceleration

-44.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached86.7%
Terraced13.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£230k£287k+25.1%1.5
Pre-crash peak2006–2007£353k£335k-5.1%1.5
GFC & correction2011–2011£373k£373k+0%1
Help-to-Buy recovery2014–2014£407k£407k+0%1
Brexit uncertainty2019–2019£490k£490k+0%1
Pandemic surge2020–2020£460k£460k+0%1
Rate-rise correction2022–2023£660k£625k-5.3%1.5
Current market2025–2026£765k£595k-22.2%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
4.6%
District
4.6%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Albany Park - Footscray Lane

Nearby stations

Albany Park - Footscray LaneNational Rail
5 min walk
Abbey WoodElizabeth line
78 min walk
Woolwich Arsenal DLR StationDLR
85 min walk
King George V DLR StationDLR
103 min walk
Gallions Reach DLR StationDLR
108 min walk
No bus stops within 400m

3

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★43 min
Victoria67 min ↑
Waterloo52 min ↑
Canary Wharf61 min ↑
City56 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park553m
Santander docks (800m)0
Nearest cycle dock9.2 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: 15.2 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 37%
More green space than 95% 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

ENDOSCOPY (GPSI) DR SK ROY

19 CROOK LOG, DA6 8DZ

35 min walk

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalQueen Mary's Hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 15.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketAsda · 2.7 km
1 tennis courts1 swimming pools

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)

864m

Post office

Nearby gyms

Sidcup Leisure Centre680 m
Food hygiene (5-star)83% of 6

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

28

Investment score

Weak

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

Low gross yield (2.4%) 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
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
Sales last 12 months2

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

17/100

Velocity score

Future outlook

56.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,364m
Crossrail 2 route18,038m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,898 nationally

1,637

Est. population

4,367/km²

61%

Employed

34%

Degree educated

£42,700

Median income

0.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

65

Community stability

Age profile

23%
17%
19%
21%
19%
Under 1823%
18–3417%
35–4919%
50–6421%
65+19%

Tenure

46%
48%
Own outright46%
Own (mortgage)48%
Private rent6%
Social rent1%

Ethnicity

78%
White British78%
White Other4%
Asian11%
Black3%
Mixed2%
Other2%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine13%
No car household9%
Unemployed2%
No qualifications13%

Housing tenure (Census 2021)

Private rent6%
Social rent1%

vs. London

Income vs London+1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
10
Local approval rate
100%
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)
3
Largest scheme
24 homes · PART OF SCHOOL PLAYING FIELD, PART OF SCHOOL PLAYING FIELD, FARADAY AVENUE, DA14 4JD
Pipeline pressure
NONE

Named schemes (500m)

1, Canterbury Avenue, DA15 9AZ1 homes
completed
85, 85, Birchwood Avenue, Sidcup, DA14 4JZ1 homes
completed
Hurstmere School, Hurstmere School, Hurst Road, Sidcup, DA15 9AW1 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 9AZ

Full postcodeDA15 9AZ
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlendon & Penhill
Latitude51.435657
Longitude0.114322
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