Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.44080, 0.09562

DA15 9EW— Blackfen & Lamorbey, Bexley

Location and area intelligence for DA15 9EW, Blackfen & Lamorbey, Bexley

The practical family move

 

Schools 100%Safety 88/100Transport 34/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
64
Safety
88
Schools
60
Transport
34
Environment
67
Investment
36

The bottom line

DA15 9EW offers exceptional schools (100% Good/Outstanding) and low crime — 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 9EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-70.0% vs London avg

Deep-dive guides for DA15 9EW

🛡️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🔒 Very Safe

“The practical family move”

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How DA15 9EW 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 · 13 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 · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

19.4 incidents per 1,000 residents

Better than 87% of London
→ Stable

-63% vs borough

Crime by type

Other35%
Violence & sexual offences35%
Anti-social behaviour23%
Vehicle crime8%
Drug offences0%
Theft0%
Robbery0%
Burglary0%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sidcup Fire Station · 1.5km

Crime is 70% 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£4,150/m²
Price per ft²£386/ft²
Avg floor area118.6 m²

EPC breakdown

C
2%
D
5%
E
7%
F
2%
G
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 94%Terraced 3%Detached 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 yield867 kWh/kWp/yr
Rebuild cost estimate£296,500
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

1995–2025 · CAGR

+6.1%

Total change

+491%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.6%

per year

Acceleration

+66.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 31 sales

Property Type Mix

Total: 31 sales

Detached3.2%
Semi-detached93.5%
Terraced3.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£99k£217k+118.7%2
Post-dot-com plateau2001–2002£250k£200k-20.2%2.5
Pre-crash peak2007–2007£408k£408k+0%1
GFC & correction2008–2011£355k£420k+18.3%2
Help-to-Buy recovery2013–2016£369k£418k+13.1%2
Brexit uncertainty2019–2019£540k£540k+0%3
Pandemic surge2021–2021£549k£549k+0%1
Rate-rise correction2023–2023£600k£600k+0%1
Current market2024–2025£425k£585k+37.6%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.2%
District
6.2%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

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

8

Walkability score

42

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 park262m
Santander docks (800m)0
Nearest cycle dock7.9 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: 13.7 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Oxleas Woodlands SSSI — 3.0 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

21 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalQueen Mary's Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 15.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

147

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Ye Olde Black Horse (450 m)

No restaurants within 800m — nearest: Cacio e Pepe (506 m)

Nearest supermarketThe Co-operative Food · 1.8 km
1 tennis courts4 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)

542m

Post office

Nearby shops

Oval Fine Wines and Beers613 m
The Co-operative Food744 m
M&S Simply Food854 m

Nearby cafes

Café L'ecole519 m
The Chunky Teapot692 m
Caffe Nuovo822 m
Tulip Cafe1.0 km

Nearby restaurants

Cacio e Pepe506 m
Ace Fish Bar583 m
Maharani637 m
Jalsha Tandoori Restaurant685 m

Nearby pubs

Ye Olde Black Horse450 m
The Halfway House607 m
The Hackney Carriage698 m
The Hangar700 m

Nearby gyms

The Hollies Countryside Club256 m
Sidcup Leisure Centre780 m

Nearby pharmacies

Olins Pharmacy603 m
Food hygiene (5-star)86% of 14

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

36

Investment score

Weak

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score19/100
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

58.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,981m
Crossrail 2 route16,704m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,937 nationally

1,342

Est. population

8,237/km²

66%

Employed

27%

Degree educated

£42,500

Median income

1.0%

Claimant rate

Inner cityHigh densityOwner occupiers / families

64

Community stability

Age profile

23%
17%
18%
24%
19%
Under 1823%
18–3417%
35–4918%
50–6424%
65+19%

Tenure

43%
49%
Own outright43%
Own (mortgage)49%
Private rent8%
Social rent1%
Shared ownership0%

Ethnicity

85%
White British85%
White Other4%
Asian4%
Black3%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine14%
No car household10%
Unemployed2%
No qualifications16%

Housing tenure (Census 2021)

Private rent8%
Social rent1%

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)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
8
Local approval rate
71%
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)
4
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 (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
LAUNDRY BUILDING, THE HOLLIES, LAUNDRY BUILDING, THE HOLLIES, HALFWAY STREET, DA15 9DH10 homes
completed
1, 1, Lamorbey Close, Hollies Avenue, Sidcup, DA15 8BA2 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 9EW

Full postcodeDA15 9EW
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.440796
Longitude0.095623
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