Blendon & Penhill · Bexley · Old Bexley and Sidcup constituency · 51.44369, 0.11310

DA15 9LF— Blendon & Penhill, Bexley

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

The family fortress

 

Schools 67%Safety 87/100Transport 23/100Yield 3.95%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
87
Schools
40
Transport
23
Environment
75
Investment
48

The bottom line

DA15 9LF offers low crime and a green environment at £410,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 59 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

DA15 9LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-21.2% vs London avg
vs London income-10.0% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for DA15 9LF

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How DA15 9LF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

Sherwood Park Primary School

Not yet inspected · 5 min walk

KS2: 103.9

—

Secondary

Blackfen School for Girls

Not yet inspected · Inspected Mar 2025 · 7 min walk

P8: -0.08A8: 47.6

67% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 60 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.7 incidents per 1,000 residents

Better than 80% of London
→ Stable

-47% vs borough

Crime by type

Anti-social behaviour34%
Violence & sexual offences30%
Vehicle crime25%
Other11%
Drug offences0%
Theft0%
Robbery0%
Burglary0%

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 · 2.3km

Crime is 57% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£410,000

Median sale price

21% below London median

£410,000 is 21% below the London median (£520,000)

-34.1%

This year

Terraced

Dominant type

Price history

5-year change
+12.3%
Sales (24 months)7
New build0.0%
Avg terraced£410,000
Price per m²£5,416/m²
Price per ft²£503/ft²
Avg floor area77.9 m²

EPC breakdown

C
10%
D
14%
E
8%

Based on 32 properties · Confidence: high

Street mix

Semi 3%Terraced 96%Detached 1%

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

Stamp duty

Standard buyer£8,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.8×

Price-to-income

£2,051/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield867 kWh/kWp/yr
Rebuild cost estimate£194,750
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.2%

Total change

+505%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.5%

per year

Acceleration

-12.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £350k–£400k · 95 sales

Property Type Mix

Total: 95 sales

Detached1.1%
Semi-detached3.2%
Terraced95.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£68k£110k+62.4%3.2
Post-dot-com plateau2001–2004£117k£147k+26.2%3.5
Pre-crash peak2005–2007£214k£197k-7.7%3.7
GFC & correction2008–2012£215k£198k-7.9%2.6
Help-to-Buy recovery2013–2016£230k£330k+43.5%4.2
Brexit uncertainty2017–2019£345k£330k-4.3%1.7
Pandemic surge2020–2021£371k£365k-1.6%3.5
Rate-rise correction2022–2023£363k£509k+40.4%2
Current market2024–2026£390k£410k+5.2%2.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.5%
District
6.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing3
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Albany Park - Footscray Lane

Nearby stations

Albany Park - Footscray LaneNational Rail
11 min walk
Abbey WoodElizabeth line
67 min walk
Woolwich Arsenal DLR StationDLR
75 min walk
King George V DLR StationDLR
92 min walk
Gallions Reach DLR StationDLR
98 min walk
No bus stops within 400m

3

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★59 min
Victoria82 min ↑
Waterloo63 min ↑
Canary Wharf70 min ↑
City70 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

4

Car parks (800m)

2

EV chargers (800m)

Nearest car park498m
Santander docks (800m)0
Nearest cycle dock8.8 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: 14.7 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Ruxley Gravel Pits SSSI — 3.8 km

Energy

Solar: 867 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

26 min walk

0

GPs within 1km

Dentists within 1km

Nearest hospitalQueen Mary's Hospital · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 14.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

128

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hangar (747 m)

Nearest supermarketTFC (Turkish Food Centre) · 2.2 km
3 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)

929m

Post office

Nearby shops

The Co-operative Food720 m

Nearby cafes

Café L'ecole738 m

Nearby restaurants

Sherwood Garden517 m
The Seabream Fish Bar537 m
The Oval Brasserie725 m
Oval Fish Bar736 m

Nearby pubs

The Hangar747 m
The Three Blackbirds770 m
Food hygiene (5-star)41% of 17

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

48

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
Gross yield
4.0% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

62.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,114m
Crossrail 2 route17,375m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,910 nationally

1,588

Est. population

5,247/km²

64%

Employed

25%

Degree educated

£37,800

Median income

1.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

63

Community stability

Age profile

24%
18%
20%
20%
19%
Under 1824%
18–3418%
35–4920%
50–6420%
65+19%

Tenure

39%
50%
Own outright39%
Own (mortgage)50%
Private rent9%
Social rent1%
Shared ownership1%

Ethnicity

83%
White British83%
White Other5%
Asian6%
Black2%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household12%
Unemployed2%
No qualifications19%

Housing tenure (Census 2021)

Private rent9%
Social rent1%

vs. London

Income vs London-10.0%
Price vs London-21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
7
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)
5
Largest scheme
25 homes · LAND ADJOINING, LAND ADJOINING, CLAYWORTH CLOSE, DA15 9
Pipeline pressure
NONE

Named schemes (500m)

82, 82, Rowley Avenue, Sidcup, DA15 9LG2 homes
completed
216, 216, Ramilies Road, Sidcup, DA15 9JH1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£410,000)

£8,000

Standard buyer

£0

First-time buyer

Save £8,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for DA15 9LF

Full postcodeDA15 9LF
Postcode districtDA15
BoroughLondon Borough of Bexley
WardBlendon & Penhill
Latitude51.443692
Longitude0.113096
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