Falconwood & Welling · Bexley · Old Bexley and Sidcup constituency · 51.46135, 0.09959

DA16 2EP— Falconwood & Welling, Bexley

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 88/100Transport 43/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
69
Safety
88
Schools
100
Transport
43
Environment
62
Investment
35

The bottom line

DA16 2EP offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA16 2EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.9% vs London avg
vs London crime-62.0% vs London avg

Deep-dive guides for DA16 2EP

🛡️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🔒 Very Safe

“The practical family move”

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How DA16 2EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hook Lane Primary School

Not yet inspected · 3 min walk

KS2: 104.6

★★★

Secondary

Bexley Grammar School

Outstanding · Inspected Oct 2022 · 9 min walk

P8: +0.49A8: 74.7

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 · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.6 incidents per 1,000 residents

Better than 83% of London
→ Stable

-53% vs borough

Crime by type

Violence & sexual offences25%
Anti-social behaviour22%
Vehicle crime19%
Other17%
Drug offences8%
Burglary6%
Robbery3%
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 · 3.0km

Crime is 62% 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£4,860/m²
Price per ft²£451/ft²
Avg floor area108.3 m²

EPC breakdown

C
3%
D
13%
E
6%
F
2%

Based on 24 properties · Confidence: medium

Street mix

Semi 62%Terraced 36%Detached 2%

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£270,750
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 EAnnual charge £2,333
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+5.9%

Total change

+373%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.2%

per year

Acceleration

-56.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 42 sales

Property Type Mix

Total: 42 sales

Detached2.4%
Semi-detached61.9%
Terraced35.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£110k£165k+50%2.3
Post-dot-com plateau2001–2004£167k£250k+49.3%1.7
Pre-crash peak2005–2007£250k£333k+33.2%1.3
GFC & correction2008–2012£309k£300k-2.9%2.2
Help-to-Buy recovery2013–2016£302k£433k+43%2.3
Brexit uncertainty2017–2019£430k£463k+7.6%1.3
Pandemic surge2021–2021£530k£530k+0%2
Rate-rise correction2023–2023£695k£695k+0%1
Current market2025–2025£520k£520k+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
7.5%
District
7.5%
Terraced+0% α
Local
6.3%
District
6.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Welling→ Victoria· 2 tph
39 min

Nearby stations

WellingNational Rail
5 min walk
Abbey WoodElizabeth line
46 min walk
Woolwich Arsenal DLR StationDLR
48 min walk
King George V DLR StationDLR
65 min walk
Gallions Reach DLR StationDLR
71 min walk
No bus stops within 400m

31

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★44 min
Victoria60 min ↑
Waterloo54 min ↑
Canary Wharf55 min ↑
City55 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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park243m
Santander docks (800m)0
Nearest cycle dock7.4 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: 13.1 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 43%
Less green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.8 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): 2

Landslide susceptibility: Medium

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

ABBEYSLADE PMS (DR CHAND)

111 BASILDON ROAD, ABBEY WOOD, SE2 0ER

37 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 13.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The New Cross Turnpike (348 m)

Nearest supermarketThe Co-operative Food · 614 m

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)

1.3km

Post office

Nearby shops

Budgens254 m
Boutique of Meat324 m
Shreeji Cash & Carry392 m
Londis419 m

Nearby cafes

Boba & Beyond365 m
Espresso Bar430 m
Teddy Bear Bubble Tea463 m
Café Deluxe540 m

Nearby restaurants

Rita's Katering336 m
BBQ Xpress336 m
Naty's342 m
Indian Curry Corner352 m

Nearby pubs

The New Cross Turnpike348 m
The Hangar438 m
The Bolthole625 m
The Green Man937 m

Nearby gyms

PureGym358 m
Novo Gym556 m
Food hygiene (5-star)41% of 84

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

35

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score22/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

58.9

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,892m
Crossrail 2 route15,401m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,490 nationally

1,465

Est. population

8,554/km²

59%

Employed

32%

Degree educated

£37,000

Median income

1.1%

Claimant rate

Inner cityHigh densityOwner occupiers / families

66

Community stability

Age profile

20%
17%
20%
23%
21%
Under 1820%
18–3417%
35–4920%
50–6423%
65+21%

Tenure

51%
42%
Own outright51%
Own (mortgage)42%
Private rent5%
Social rent1%

Ethnicity

64%
18%
White British64%
White Other6%
Asian18%
Black5%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household10%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent5%
Social rent1%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
10
Local approval rate
88%
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)
12
Largest scheme
31 homes · PART OF FORMER HOOK LANE SCHOOL SITE, PART OF FORMER HOOK LANE SCHOOL SITE, HOOK LANE, DA16 2DR
Pipeline pressure
NONE

Named schemes (500m)

Courts Health Fitness and Leisure Club, Courts Health Fitness and Leisure Club, Station Approach South, Welling, DA16 3AU14 homes
completed
87-89, 87-89, Bellegrove Road, Welling, DA16 3PG12 homes
completed
197,199 & 201, 197,199 & 201, Bellegrove Road, Welling, DA16 3RA8 homes
completed
65, 65, Bellegrove Road, Welling, DA16 3PG8 homes
completed
Land rear of 91-99, Land rear of 91-99, Bellegrove Road, Welling, DA16 2EH8 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 2EP

Full postcodeDA16 2EP
Postcode districtDA16
BoroughLondon Borough of Bexley
WardFalconwood & Welling
Latitude51.461345
Longitude0.099587
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