Falconwood & Welling · Bexley · Old Bexley and Sidcup constituency · 51.46162, 0.10519

DA16 2AA— Falconwood & Welling, Bexley

Location and area intelligence for DA16 2AA, Falconwood & Welling, Bexley

The practical family move

 

Schools 50%Safety 75/100Transport 48/100Yield 3.77%

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
57
Safety
75
Schools
100
Transport
48
Environment
62
Investment
48

The bottom line

DA16 2AA offers exceptional schools (100% Good/Outstanding) and low crime at £430,000 median — a strong choice for Families and Owner-occupiers.

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Location

DA16 2AA

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 avg price-17.3% vs London avg
vs London income-11.9% vs London avg
vs London crime+54.0% vs London avg

Deep-dive guides for DA16 2AA

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How DA16 2AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hook Lane Primary School

Not yet inspected · 2 min walk

KS2: 104.6

★★★

Secondary

Bexley Grammar School

Outstanding · Inspected Oct 2022 · 7 min walk

P8: +0.49A8: 74.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

100.3 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+90% vs borough

Crime by type

Other40%
Violence & sexual offences21%
Anti-social behaviour19%
Vehicle crime9%
Drug offences4%
Burglary4%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 3.0km

Crime is +54% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£430,000

Median sale price

17% below London median

£430,000 is 17% below the London median (£520,000)

-72.7%

This year

Semi-detached

Dominant type

Price history

5-year change
+13.2%
Sales (24 months)5
New build0.0%
Avg detached£430,000
Avg semi-detached£444,750
Avg flat£146,000
Price per m²£4,335/m²
Price per ft²£403/ft²
Avg floor area101.4 m²

EPC breakdown

C
3%
D
18%
E
6%
F
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 57%Terraced 7%Detached 20%Flat 16%

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£9,000
First-time buyerFTB
£250
Additional propertyBTL/2nd
£21,900

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

11.6×

Price-to-income

£2,151/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£253,500
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, 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

+3.7%

Total change

+197%

Market Activity

Price Velocity & Acceleration

Current Velocity

-61.3%

per year

Acceleration

-61.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 54 sales

Property Type Mix

Total: 54 sales

Detached20.4%
Semi-detached57.4%
Terraced5.6%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£93k+60.3%2.5
Post-dot-com plateau2001–2004£148k£198k+33.4%3
Pre-crash peak2005–2007£187k£250k+33.7%2.7
GFC & correction2010–2012£185k£296k+60%1
Help-to-Buy recovery2013–2016£250k£475k+90%1.5
Brexit uncertainty2018–2019£291k£455k+56.4%1.5
Pandemic surge2020–2021£338k£380k+12.6%1.5
Rate-rise correction2023–2023£445k£445k+0%2
Current market2024–2025£445k£172k-61.3%2.5

Price Trajectory by Type

DetachedSemi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0% α
Local
13.2%
District
13.2%
Flat/maisonette+0% α
Local
-9.4%
District
-9.4%
Semi-detached+0% α
Local
6.7%
District
6.7%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Welling→ Victoria· 2 tph
39 min

Nearby stations

WellingNational Rail
5 min walk
Abbey WoodElizabeth line
44 min walk
Woolwich Arsenal DLR StationDLR
50 min walk
King George V DLR StationDLR
67 min walk
Gallions Reach DLR StationDLR
72 min walk
No bus stops within 400m

48

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★43 min
Victoria59 min ↑
Waterloo53 min ↑
Canary Wharf52 min ↑
City56 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

12

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park345m
Santander docks (800m)0
Nearest cycle dock7.7 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: 13.5 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 10%
Less green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.2 km

Energy

Solar: 862 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 yield861.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

COMMUNITY HOSPICE BEXLEY

GREENWICH & BEXLEY COMM HOSPICE, 185 BOSTALL HILL, SE2 0GB

31 min walk

0

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 3.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 13.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

11

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketTFC (Turkish Food Centre) · 300 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Londis159 m
Shreeji Cash & Carry173 m
Boutique of Meat205 m
Budgens473 m

Nearby cafes

Espresso Bar118 m
Teddy Bear Bubble Tea155 m
Café Deluxe178 m
Boba & Beyond194 m

Nearby restaurants

Bella Napoli113 m
KFC123 m
McDonald's173 m
Pepe's175 m

Nearby pubs

The Hangar115 m
The New Cross Turnpike169 m
The Nags Head457 m
Rose and Crown537 m

Nearby gyms

PureGym143 m
Novo Gym192 m
Food hygiene (5-star)44% of 114

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

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score23/100
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

61

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,279m
Crossrail 2 route15,692m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,293 nationally

1,894

Est. population

7,149/km²

60%

Employed

34%

Degree educated

£37,000

Median income

6.5%

Claimant rate

Inner cityHigh densityOwner occupiers / families

48

Community stability

Age profile

24%
20%
23%
17%
17%
Under 1824%
18–3420%
35–4923%
50–6417%
65+17%

Tenure

36%
31%
29%
Own outright36%
Own (mortgage)31%
Private rent29%
Social rent2%
Shared ownership2%

Ethnicity

52%
21%
White British52%
White Other11%
Asian21%
Black7%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine22%
No car household32%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent29%
Social rent2%

vs. London

Income vs London-11.9%
Price vs London-17.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
10
Local approval rate
87%
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)

Former Employment Exchange, 9, Former Employment Exchange, 9, William Foster Lane, Welling, DA16 3AT41 homes
completed
PART OF FORMER HOOK LANE SCHOOL SITE, PART OF FORMER HOOK LANE SCHOOL SITE, HOOK LANE, DA16 2DR31 homes
completed
Courts Health Fitness and Leisure Club, Courts Health Fitness and Leisure Club, Station Approach South, Welling, DA16 3AU14 homes
completed
87-89, 87-89, Bellegrove Road, Welling, DA16 3PG12 homes
completed
21-27, 21-27, Upper Wickham Lane, Welling, DA16 3AB11 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.6%
Election year
2026
MP
Mr Louie French (Conservative)
MP majority
3,548
Constituency
Old Bexley and Sidcup

Councillors

Christine Margaret CatterallConservative
Dave CurtoisConservative
Barry John Ian SaundersConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£430,000)

£9,000

Standard buyer

£250

First-time buyer

Save £8,750

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 DA16 2AA

Full postcodeDA16 2AA
Postcode districtDA16
BoroughLondon Borough of Bexley
WardFalconwood & Welling
Latitude51.461622
Longitude0.105186
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