Falconwood & Welling · Bexley · Old Bexley and Sidcup constituency · 51.45873, 0.11198

DA16 2BQ— Falconwood & Welling, Bexley

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

The family fortress

 

Schools 67%Safety 80/100Transport 27/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
80
Schools
100
Transport
27
Environment
91
Investment
40

The bottom line

DA16 2BQ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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

DA16 2BQ

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

Deep-dive guides for DA16 2BQ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How DA16 2BQ 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 · 5 min walk

KS2: 107.7

★★★

Secondary

Bexley Grammar School

Outstanding · Inspected Oct 2022 · 5 min walk

P8: +0.49A8: 74.7

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 39 min walk

4 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 3.5km

Crime is +4% above 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£3,361/m²
Price per ft²£312/ft²
Avg floor area119.5 m²

EPC breakdown

C
3%
D
6%
E
4%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 85%Terraced 8%Detached 8%

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 yield862 kWh/kWp/yr
Rebuild cost estimate£298,750
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

1996–2024 · CAGR

+6.4%

Total change

+463%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.7%

per year

Acceleration

-60.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 13 sales

Property Type Mix

Total: 13 sales

Detached7.7%
Semi-detached84.6%
Terraced7.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£73k£105k+44.8%1
Post-dot-com plateau2004–2004£250k£250k+0%1
Pre-crash peak2005–2006£140k£300k+114.3%1
GFC & correction2011–2012£301k£315k+4.7%1
Help-to-Buy recovery2013–2014£375k£265k-29.3%1
Brexit uncertainty2018–2018£470k£470k+0%1
Pandemic surge2021–2021£300k£300k+0%1
Rate-rise correction2023–2023£452k£452k+0%1
Current market2024–2024£408k£408k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
46 min walk
Woolwich Arsenal DLR StationDLR
57 min walk
King George V DLR StationDLR
74 min walk
Gallions Reach DLR StationDLR
78 min walk
No bus stops within 400m

24

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★59 min
Victoria78 min ↑
Waterloo69 min ↑
Canary Wharf71 min ↑
City71 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 park218m
Santander docks (800m)0
Nearest cycle dock8.2 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: 14.0 km away✗ Not Green Belt✗ Not AONB97% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Abbey Wood SSSI — 3.4 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

16 min walk

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalMemorial Hospital · 3.5 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

22

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketTFC (Turkish Food Centre) · 572 m
7 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

3

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

Londis684 m
Shreeji Cash & Carry714 m
Boutique of Meat770 m
Tesco Express1.1 km

Nearby cafes

Café Deluxe561 m
Espresso Bar634 m
Teddy Bear Bubble Tea642 m
Boba & Beyond747 m

Nearby restaurants

The Old Stables400 m
Noodle City418 m
Domino's533 m
KFC617 m

Nearby pubs

Guy, Earl of Warwick359 m
The Door Hinge368 m
Rose and Crown370 m
The Nags Head386 m

Nearby gyms

Park View Road364 m
Bexleyheath Sports Club454 m
Novo Gym557 m
Danson Park Bowls Consortium629 m
Food hygiene (5-star)51% of 61

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.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
4.0% (average)London avg: 3.8%Above average yield
Gentrification score19/100
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

4/100

Velocity score

Future outlook

52.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,772m
Crossrail 2 route16,262m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
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)
22
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
104, 106, Welling High Street, DA16 1TJ9 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
178, Park View Road, DA16 1ST6 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

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Key facts for DA16 2BQ

Full postcodeDA16 2BQ
Postcode districtDA16
BoroughLondon Borough of Bexley
WardFalconwood & Welling
Latitude51.458731
Longitude0.111977
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
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