Falconwood & Welling · Bexley · Old Bexley and Sidcup constituency · 51.45902, 0.10895

DA16 2AR— Falconwood & Welling, Bexley

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

The family fortress

 

Schools 50%Safety 80/100Transport 36/100Low yield 3.06%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
61
Safety
80
Schools
100
Transport
36
Environment
90
Investment
43

The bottom line

DA16 2AR offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £530,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 54 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

DA16 2AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+1.9% vs London avg
vs London income-11.9% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for DA16 2AR

🛡️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🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How DA16 2AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Danson Primary School

Not yet inspected · 3 min walk

KS2: 107.7

★★★

Secondary

Bexley Grammar School

Outstanding · Inspected Oct 2022 · 4 min walk

P8: +0.49A8: 74.7

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 38 min walk

3 primaries · 1 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)

1

Serious within 200m

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.

£530,000

Median sale price

Above London median by 2%

£530,000 is 2% above the London median (£520,000)

+25.2%

This year

Semi-detached

Dominant type

Price history

5-year change
+24.1%
Sales (24 months)5
New build0.0%
Avg semi-detached£507,500
Avg terraced£535,000
Price per m²£4,469/m²
Price per ft²£415/ft²
Avg floor area118.9 m²

EPC breakdown

B
2%
C
6%
D
9%
E
4%
F
1%
G
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 71%Terraced 21%Detached 7%

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£14,000
First-time buyerFTB
£5,250
Additional propertyBTL/2nd
£29,900

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

14.3×

Price-to-income

£2,651/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£297,250
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
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

1995–2026 · CAGR

+6.3%

Total change

+555%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.0%

per year

Acceleration

+32.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £200k–£250k · 28 sales

Property Type Mix

Total: 28 sales

Detached7.1%
Semi-detached71.4%
Terraced21.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£102k£102k+0%2
Post-dot-com plateau2002–2004£120k£284k+136.7%1
Pre-crash peak2007–2007£276k£276k+0%1
GFC & correction2008–2012£272k£275k+1.1%1.3
Help-to-Buy recovery2013–2015£245k£350k+42.9%3
Brexit uncertainty2019–2019£484k£484k+0%2
Pandemic surge2020–2020£540k£540k+0%1
Rate-rise correction2022–2023£775k£510k-34.2%1
Current market2025–2026£508k£670k+32%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.3%
District
5.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position40

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
10 min walk
Abbey WoodElizabeth line
46 min walk
Woolwich Arsenal DLR StationDLR
55 min walk
King George V DLR StationDLR
72 min walk
Gallions Reach DLR StationDLR
77 min walk
No bus stops within 400m

36

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★54 min
Victoria69 min ↑
Waterloo64 min ↑
Canary Wharf62 min ↑
City65 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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park430m
Santander docks (800m)0
Nearest cycle dock8.0 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 13.8 km away✗ Not Green Belt✗ Not AONB94% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.5 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

19 min walk

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalMemorial Hospital · 3.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 13.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Nags Head (402 m)

Nearest supermarketTFC (Turkish Food Centre) · 486 m
2 tennis courts1 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)

1.0km

Post office

Nearby shops

Londis527 m
Shreeji Cash & Carry552 m
Boutique of Meat595 m
Budgens850 m

Nearby cafes

Café Deluxe433 m
Espresso Bar476 m
Teddy Bear Bubble Tea494 m
Boba & Beyond580 m

Nearby restaurants

Noodle City342 m
Domino's440 m
KFC464 m
Bella Napoli469 m

Nearby pubs

The Nags Head402 m
Rose and Crown430 m
The Door Hinge440 m
The Hangar466 m

Nearby gyms

Novo Gym434 m
PureGym531 m
Park View Road547 m
Bexleyheath Sports Club650 m
Food hygiene (5-star)54% of 98

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

43

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
3.1% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score22/100
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

55.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,559m
Crossrail 2 route16,075m

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+1.9%

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)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
8
Local approval rate
92%
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)
25
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
PART OF FORMER HOOK LANE SCHOOL SITE, PART OF FORMER HOOK LANE SCHOOL SITE, HOOK LANE, DA16 2DR31 homes
completed
21-27, 21-27, Upper Wickham Lane, Welling, DA16 3AB11 homes
completed
104, 106, Welling High Street, DA16 1TJ9 homes
completed
118 and 120, 118 and 120, Welling High Street, Welling, DA16 1TJ7 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 (£530,000)

£14,000

Standard buyer

£5,250

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 2AR

Full postcodeDA16 2AR
Postcode districtDA16
BoroughLondon Borough of Bexley
WardFalconwood & Welling
Latitude51.459019
Longitude0.108953
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