Falconwood & Welling · Bexley · Old Bexley and Sidcup constituency · 51.45276, 0.10581

DA16 2BS— Falconwood & Welling, Bexley

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

The family fortress

 

Schools 100%Safety 84/100Transport 20/100~4% 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
60
Safety
84
Schools
100
Transport
20
Environment
90
Investment
38

The bottom line

DA16 2BS 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: 54 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

DA16 2BS

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-10.0% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for DA16 2BS

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How DA16 2BS 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 · 6 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.6 incidents per 1,000 residents

Better than 64% of London
→ Stable

-8% vs borough

Crime by type

Other29%
Vehicle crime21%
Violence & sexual offences21%
Drug offences12%
Anti-social behaviour9%
Theft5%
Burglary2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sidcup Fire Station · 3.0km

Crime is 25% 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£4,957/m²
Price per ft²£460/ft²
Avg floor area80.2 m²

EPC breakdown

B
1%
C
12%
D
5%
E
4%

Based on 22 properties · Confidence: medium

Street mix

Semi 39%Terraced 61%

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£200,500
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, filled cavity
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

1996–2025 · CAGR

+7%

Total change

+621%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.2%

per year

Acceleration

+13.32

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached37.2%
Terraced62.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£56k£90k+62.2%2
Post-dot-com plateau2001–2004£108k£164k+51.6%2.2
Pre-crash peak2005–2007£181k£198k+9.1%2.3
GFC & correction2009–2012£172k£183k+6.1%1.5
Help-to-Buy recovery2013–2015£204k£302k+48%1.5
Brexit uncertainty2017–2018£329k£340k+3.5%2
Pandemic surge2020–2021£385k£299k-22.3%1
Rate-rise correction2022–2023£431k£388k-10.1%1.5
Current market2025–2025£400k£400k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
8.5%
District
8.5%
Terraced+0% α
Local
4.9%
District
4.9%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position75

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
17 min walk
Abbey WoodElizabeth line
55 min walk
Woolwich Arsenal DLR StationDLR
61 min walk
King George V DLR StationDLR
78 min walk
Gallions Reach DLR StationDLR
84 min walk
No bus stops within 400m

13

Walkability score

25

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park184m
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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.8 km away✗ Not Green Belt✗ Not AONB93% green spaceTree canopy: 16%
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

23 min walk

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalMemorial Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 13.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

156

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketTFC (Turkish Food Centre) · 1.2 km
5 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)

295m

Post office

Nearby shops

The Co-operative Food825 m
Oval Fine Wines and Beers950 m
Londis1.1 km
Shreeji Cash & Carry1.2 km

Nearby cafes

Espresso Bar1.1 km
Café Deluxe1.1 km
Teddy Bear Bubble Tea1.1 km
Boba & Beyond1.2 km

Nearby restaurants

Doan Gia258 m
Antalya386 m
Pizza Time396 m
The Fen403 m

Nearby pubs

The Broken Drum216 m
The George Staples296 m
The Hangar859 m
The New Cross Turnpike1.1 km

Nearby gyms

Novo Gym1.1 km
PureGym1.1 km

Nearby pharmacies

Olins Pharmacy962 m
Food hygiene (5-star)55% of 38

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

38

Investment score

Weak

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 score17/100
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

51.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,430m
Crossrail 2 route16,336m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,823 nationally

1,748

Est. population

8,340/km²

64%

Employed

28%

Degree educated

£37,800

Median income

3.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

60

Community stability

Age profile

26%
19%
22%
18%
15%
Under 1826%
18–3419%
35–4922%
50–6418%
65+15%

Tenure

34%
48%
Own outright34%
Own (mortgage)48%
Private rent11%
Social rent6%
Shared ownership0%

Ethnicity

72%
White British72%
White Other7%
Asian10%
Black6%
Mixed2%
Other2%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine24%
No car household15%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent11%
Social rent6%

vs. London

Income vs London-10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
6
Local approval rate
82%
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)
13
Largest scheme
25 homes · LAND ADJOINING, LAND ADJOINING, CLAYWORTH CLOSE, DA15 9
Pipeline pressure
NONE

Named schemes (500m)

Woodman Service Station & Former Public Conveniences, Woodman Service Station & Former Public Conveniences, Westwood Lane, Sidcup, DA15 9PT24 homes
completed
Land to the Rear of 341 - 343, Land to the Rear of 341 - 343, Blackfen Road, Sidcup, DA15 9NJ9 homes
completed
Garages Adjacent to 131, Garages Adjacent to 131, Tyrrell Avenue, Welling, DA16 2BT8 homes
completed
1A, 1A, Wellington Avenue, Sidcup, DA15 9HG5 homes
completed
1 - 3 Gloucester Parade, 1 - 3 Gloucester Parade, Blackfen Road, Sidcup, DA15 8PS5 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 2BS

Full postcodeDA16 2BS
Postcode districtDA16
BoroughLondon Borough of Bexley
WardFalconwood & Welling
Latitude51.452762
Longitude0.105815
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