Falconwood & Welling · Bexley · Old Bexley and Sidcup constituency · 51.45258, 0.11064

DA16 2BZ— Falconwood & Welling, Bexley

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

The family fortress

 

Schools 100%Safety 84/100Transport 15/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
84
Schools
60
Transport
15
Environment
91
Investment
46

The bottom line

DA16 2BZ 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 2BZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

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

Deep-dive guides for DA16 2BZ

🛡️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 2BZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Sherwood Park Primary School

Not yet inspected · 8 min walk

KS2: 103.9

—

Secondary

Blackfen School for Girls

Not yet inspected · Inspected Mar 2025 · 6 min walk

P8: -0.08A8: 47.6

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 47 min walk

2 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sidcup Fire Station · 3.1km

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area87.9 m²

EPC breakdown

C
2%
D
11%
E
2%
F
1%
G
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 45%Terraced 55%

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

Energy & construction

Solar yield862 kWh/kWp/yr
Rebuild cost estimate£219,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.3%

Total change

+492%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.6%

per year

Acceleration

-16.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 51 sales

Property Type Mix

Total: 51 sales

Semi-detached45.1%
Terraced54.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£136k+125.8%1.5
Post-dot-com plateau2001–2004£93k£179k+92.5%2.5
Pre-crash peak2005–2007£181k£205k+12.9%2.3
GFC & correction2008–2012£225k£208k-7.8%1.6
Help-to-Buy recovery2013–2016£213k£310k+45.9%1.3
Brexit uncertainty2017–2018£430k£325k-24.4%2
Pandemic surge2020–2021£473k£365k-22.8%2.5
Rate-rise correction2022–2023£475k£453k-4.7%1.5
Current market2024–2024£355k£355k+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
6.1%
District
6.1%
Terraced+0% α
Local
6.1%
District
6.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
19 min walk
Abbey WoodElizabeth line
55 min walk
Woolwich Arsenal DLR StationDLR
63 min walk
King George V DLR StationDLR
80 min walk
Gallions Reach DLR StationDLR
85 min walk
No bus stops within 400m

8

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 park282m
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: 14.2 km away✗ Not Green Belt✗ Not AONB96% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.8 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

2

Dentists within 1km

Nearest hospitalMemorial Hospital · 3.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 13.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Broken Drum (524 m)

Nearest supermarketTFC (Turkish Food Centre) · 1.2 km
5 tennis courts1 swimming pools

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)

489m

Post office

Nearby shops

The Co-operative Food940 m

Nearby cafes

Café Deluxe1.2 km

Nearby restaurants

Doan Gia502 m
Antalya697 m
Pizza Time707 m
Chef's Kitchen714 m

Nearby pubs

The Broken Drum524 m
The George Staples578 m
The Hangar982 m
Guy, Earl of Warwick1.0 km

Nearby gyms

Danson Park Bowls Consortium860 m
Park View Road956 m
Bexleyheath Sports Club984 m
Novo Gym1.2 km
Food hygiene (5-star)58% of 24

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

46

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
Gentrification score16/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

30.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,765m
Crossrail 2 route16,609m

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)
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)
6
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)
10
Largest scheme
13 homes · 71-72, 71-72, PARK MEAD, DA15 9PF
Pipeline pressure
NONE

Named schemes (500m)

71-72, 71-72, PARK MEAD, DA15 9PF13 homes
completed
425 & R/O 427, 425 & R/O 427, BLACKFEN ROAD, WESTERHAM DRIVE (ADJACENT TO), DA15 9NN10 homes
completed
397-401, 397-401, Blackfen Road, DA15 9NN9 homes
completed
Land to the Rear of 341 - 343, Land to the Rear of 341 - 343, Blackfen Road, Sidcup, DA15 9NJ9 homes
completed
409, Blackfen Road, DA15 9NN2 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 2BZ

Full postcodeDA16 2BZ
Postcode districtDA16
BoroughLondon Borough of Bexley
WardFalconwood & Welling
Latitude51.452576
Longitude0.110642
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