East Wickham · Bexley · Old Bexley and Sidcup constituency · 51.46635, 0.11347

DA16 1PF— East Wickham, Bexley

Location and area intelligence for DA16 1PF, East Wickham, Bexley

Strong, well-rated schools nearby

 

Schools 75%Safety 87/100Transport 29/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
58
Safety
87
Schools
68
Transport
29
Environment
61
Investment
29

The bottom line

DA16 1PF offers low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

DA16 1PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-3.3% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for DA16 1PF

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How DA16 1PF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

68

Education score

Good for families
★ Top school within 1km
★★

Primary

St Michael's East Wickham Church of England Primary School

Good · Inspected Nov 2022 · 8 min walk

KS2: 104.3

★

Secondary

Welling School

Requires Improvement · Inspected Oct 2023 · 2 min walk

P8: -0.79A8: 37.2

75% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 28 min walk

7 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

26.8 incidents per 1,000 residents

Better than 81% of London
→ Stable

-49% vs borough

Crime by type

Other35%
Violence & sexual offences23%
Vehicle crime17%
Anti-social behaviour15%
Burglary6%
Drug offences2%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.8km

Crime is 59% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,333/m²
Price per ft²£588/ft²
Avg floor area98.6 m²

EPC breakdown

B
1%
C
5%
D
13%
E
3%

Based on 22 properties · Confidence: medium

Street mix

Semi 81%Terraced 19%

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 yield866 kWh/kWp/yr
Rebuild cost estimate£246,500
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
WallsCavity wall, 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

1995–2025 · CAGR

+6.8%

Total change

+625%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.0%

per year

Acceleration

-26.32

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached81.1%
Terraced18.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£135k+59.5%2.5
Post-dot-com plateau2003–2004£192k£204k+6.4%2
Pre-crash peak2005–2007£256k£245k-4.3%2
GFC & correction2009–2012£245k£236k-3.9%1.8
Help-to-Buy recovery2014–2016£280k£426k+52.1%1
Brexit uncertainty2018–2018£375k£375k+0%1
Pandemic surge2020–2020£499k£499k+0%3
Rate-rise correction2022–2023£460k£595k+29.3%1
Current market2025–2025£613k£613k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.8%
District
6.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Welling→ Victoria· 2 tph
39 min

Nearby stations

WellingNational Rail
10 min walk
Abbey WoodElizabeth line
35 min walk
Woolwich Arsenal DLR StationDLR
51 min walk
King George V DLR StationDLR
66 min walk
Gallions Reach DLR StationDLR
70 min walk
No bus stops within 400m

21

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★51 min
Victoria76 min ↑
Waterloo61 min ↑
Canary Wharf52 min ↑
City64 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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park195m
Santander docks (800m)0
Nearest cycle dock8.1 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: 22.0 µg/m³ · PM2.5: 11.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.8 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 28%
Less green space than 81% of London

Nearest SSSI: Abbey Wood SSSI — 2.6 km

Energy

Solar: 866 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 yield865.6 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BEXLEY MEDICAL GROUP

171 KING HAROLDS WAY, DA7 5RB

17 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalMemorial Hospital · 3.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Nags Head (478 m)

Nearest supermarketTFC (Turkish Food Centre) · 480 m
7 tennis courts2 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)

597m

Post office

Nearby shops

Tesco Express306 m
Londis695 m
Shreeji Cash & Carry721 m
Boutique of Meat792 m

Nearby cafes

Café Deluxe602 m
Teddy Bear Bubble Tea656 m
Espresso Bar694 m
Boba & Beyond750 m

Nearby restaurants

Domino's519 m
Noodle City556 m
KFC675 m
McDonald's693 m

Nearby pubs

The Nags Head478 m
Rose and Crown485 m
The Door Hinge490 m
Guy, Earl of Warwick605 m

Nearby gyms

Novo Gym587 m
Park View Road701 m
PureGym757 m
Bexleyheath Sports Club771 m
Food hygiene (5-star)53% of 68

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

29

Investment score

Weak

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

Low gross yield (2.6%) 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
2.6% (low)London avg: 3.8%Below average yield — bottom 71%
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

46.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,843m
Crossrail 2 route15,854m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,793 nationally

1,792

Est. population

11,622/km²

61%

Employed

31%

Degree educated

£40,600

Median income

2.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

60

Community stability

Age profile

24%
16%
23%
22%
15%
Under 1824%
18–3416%
35–4923%
50–6422%
65+15%

Tenure

41%
45%
Own outright41%
Own (mortgage)45%
Private rent13%
Social rent1%
Shared ownership1%

Ethnicity

59%
20%
White British59%
White Other10%
Asian20%
Black5%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household15%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent13%
Social rent1%

vs. London

Income vs London-3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
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)
23
Largest scheme
64 homes · Embassy Court & 102, Embassy Court & 102, Welling High Street, Welling, DA16 1TH
Pipeline pressure
NONE

Named schemes (500m)

Land rear of 180-186, Land rear of 180-186, Park View Road, Welling, DA16 1QB26 homes
completed
PART OF KWIKFORM SITE, PART OF KWIKFORM SITE, EAST ROAD, DA16 3DT20 homes
completed
FOSTERS PRIMARY SCHOOL, FOSTERS PRIMARY SCHOOL, UPPER WICKHAM LANE, DA16 3AE11 homes
completed
Site Of Former East Wickham And Welling Social Club, East Road, East Wickham10 homes
completed
21A, 21A, Welling High Street, Welling, DA16 1TR8 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
14.9%
Election year
2026
MP
Mr Louie French (Conservative)
MP majority
3,548
Constituency
Old Bexley and Sidcup

Councillors

Steven Frederick HallConservative
Caroline NewtonConservative
David LiConservative

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Key facts for DA16 1PF

Full postcodeDA16 1PF
Postcode districtDA16
BoroughLondon Borough of Bexley
WardEast Wickham
Latitude51.466348
Longitude0.113466
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
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TfL
Transport
for London
NHS
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Mail
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Agency
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