Falconwood & Welling · Bexley · Old Bexley and Sidcup constituency · 51.46034, 0.11405

DA16 2AD— Falconwood & Welling, Bexley

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

The family fortress

 

Schools 75%Safety 80/100Transport 31/100Low yield 2.87%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
61
Safety
80
Schools
61
Transport
31
Environment
91
Investment
40

The bottom line

DA16 2AD offers low crime and a green environment at £565,000 median — 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 2AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+8.7% vs London avg
vs London income-11.9% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for DA16 2AD

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

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🚇 Well-Connected🎓 Good Schools🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How DA16 2AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Danson Primary School

Not yet inspected · 8 min walk

KS2: 107.7

★

Secondary

Welling School

Requires Improvement · Inspected Oct 2023 · 11 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 · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.4 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

+28% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Anti-social behaviour14%
Vehicle crime12%
Burglary10%
Drug offences6%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 3.4km

Crime is +4% 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.

£565,000

Median sale price

Above London median by 9%

£565,000 is 9% above the London median (£520,000)

-15.6%

This year

Semi-detached

Dominant type

Price history

5-year change
+38.3%
Sales (24 months)5
New build0.0%
Avg detached£475,000
Avg semi-detached£625,000
Price per m²£5,777/m²
Price per ft²£537/ft²
Avg floor area99.3 m²

EPC breakdown

C
8%
D
20%
E
13%
F
2%

Based on 43 properties · Confidence: high

Street mix

Semi 89%Terraced 5%Detached 6%

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£15,750
First-time buyerFTB
£7,000
Additional propertyBTL/2nd
£32,700

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

15.3×

Price-to-income

£2,826/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£248,250
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 DAnnual charge £1,909
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.6%

Total change

+419%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.0%

per year

Acceleration

-69.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £350k–£400k · 63 sales

Property Type Mix

Total: 63 sales

Detached6.3%
Semi-detached88.9%
Terraced4.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£92k£122k+33.3%2.8
Post-dot-com plateau2001–2004£130k£205k+57.7%2.3
Pre-crash peak2005–2007£248k£260k+5.1%1.7
GFC & correction2008–2012£263k£245k-6.7%2.2
Help-to-Buy recovery2013–2016£249k£378k+51.6%1.8
Brexit uncertainty2017–2019£470k£423k-10.1%2
Pandemic surge2020–2021£420k£409k-2.7%2.5
Rate-rise correction2023–2023£430k£430k+0%1
Current market2024–2025£625k£475k-24%3.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.5%
District
6.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing8
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
Welling→ Victoria· 2 tph
39 min

Nearby stations

WellingNational Rail
12 min walk
Abbey WoodElizabeth line
43 min walk
Woolwich Arsenal DLR StationDLR
57 min walk
King George V DLR StationDLR
73 min walk
Gallions Reach DLR StationDLR
77 min walk
No bus stops within 400m

22

Walkability score

21

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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park236m
Santander docks (800m)0
Nearest cycle dock8.3 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: 14.1 km away✗ Not Green Belt✗ Not AONB97% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Abbey Wood SSSI — 3.2 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

ENDOSCOPY (GPSI) DR SK ROY

19 CROOK LOG, DA6 8DZ

15 min walk

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalMemorial Hospital · 3.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketTFC (Turkish Food Centre) · 515 m
10 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Londis700 m
Shreeji Cash & Carry734 m
Tesco Express914 m

Nearby cafes

Café Deluxe554 m
Teddy Bear Bubble Tea649 m
Espresso Bar655 m
Boba & Beyond771 m

Nearby restaurants

The Old Stables362 m
Noodle City385 m
Domino's492 m
KFC634 m

Nearby pubs

Guy, Earl of Warwick131 m
The Door Hinge187 m
Rose and Crown202 m
The Nags Head264 m

Nearby gyms

Park View Road172 m
Bexleyheath Sports Club286 m
Novo Gym545 m
Danson Park Bowls Consortium583 m
Food hygiene (5-star)57% of 58

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

40

Investment score

Moderate

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

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score31/100
Sales last 12 months0

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

21/100

Velocity score

Future outlook

66.1

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,902m
Crossrail 2 route16,272m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,147 nationally

1,513

Est. population

5,582/km²

56%

Employed

34%

Degree educated

£37,000

Median income

2.5%

Claimant rate

Inner cityMedium densityOwner occupiers / families

63

Community stability

Age profile

22%
13%
19%
21%
25%
Under 1822%
18–3413%
35–4919%
50–6421%
65+25%

Tenure

50%
39%
Own outright50%
Own (mortgage)39%
Private rent9%
Social rent2%

Ethnicity

63%
17%
White British63%
White Other6%
Asian17%
Black7%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine17%
No car household16%
Unemployed2%
No qualifications19%

Housing tenure (Census 2021)

Private rent9%
Social rent2%

vs. London

Income vs London-11.9%
Price vs London+8.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
8
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)
28
Largest scheme
64 homes · Embassy Court & 102, Embassy Court & 102, Welling High Street, Welling, DA16 1TH
Pipeline pressure
NONE

Named schemes (500m)

Embassy Court & 102, Embassy Court & 102, Welling High Street, Welling, DA16 1TH64 homes
completed
Land rear of 180-186, Land rear of 180-186, Park View Road, Welling, DA16 1QB26 homes
completed
112 & REAR OF 114-116, 112 & REAR OF 114-116, PARK VIEW ROAD, DA16 1SJ15 homes
completed
Land adjacent 49-54 John Newton Court & 16, Land adjacent 49-54 John Newton Court & 16, Penpool Lane, Welling, DA16 2AE9 homes
completed
21A, 21A, Welling High Street, Welling, DA16 1TR8 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 (£565,000)

£15,750

Standard buyer

£7,000

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 2AD

Full postcodeDA16 2AD
Postcode districtDA16
BoroughLondon Borough of Bexley
WardFalconwood & Welling
Latitude51.460339
Longitude0.114052
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