Falconwood & Welling · Bexley · Old Bexley and Sidcup constituency · 51.46032, 0.10210

DA16 2ER— Falconwood & Welling, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 88/100Transport 32/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
88
Schools
100
Transport
32
Environment
62
Investment
33

The bottom line

DA16 2ER offers exceptional schools (100% Good/Outstanding) and low crime — 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 2ER

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-11.9% vs London avg
vs London crime-73.0% vs London avg

Deep-dive guides for DA16 2ER

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How DA16 2ER 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 · 2 min walk

KS2: 104.6

★★★

Secondary

Bexley Grammar School

Outstanding · Inspected Oct 2022 · 7 min walk

P8: +0.49A8: 74.7

100% of local schools rated Good or Outstanding · based on 7 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

17.8 incidents per 1,000 residents

Better than 88% of London
→ Stable

-66% vs borough

Crime by type

Vehicle crime29%
Violence & sexual offences26%
Other19%
Burglary16%
Anti-social behaviour3%
Drug offences3%
Robbery3%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 3.1km

Crime is 73% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,879/m²
Price per ft²£453/ft²
Avg floor area116.4 m²

EPC breakdown

C
1%
D
7%
E
5%

Based on 13 properties · Confidence: medium

Street mix

Semi 73%Terraced 27%

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£291,000
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

1996–2026 · CAGR

+6.7%

Total change

+600%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.7%

per year

Acceleration

+7.51

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached72.7%
Terraced27.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£80k£105k+31.2%1.5
Post-dot-com plateau2001–2002£188k£205k+8.9%1.5
Pre-crash peak2006–2006£273k£273k+0%1
GFC & correction2008–2012£295k£283k-4.2%1.4
Help-to-Buy recovery2013–2016£275k£440k+60%1
Brexit uncertainty2017–2018£475k£550k+15.8%1
Pandemic surge2020–2020£540k£540k+0%1
Current market2025–2026£530k£560k+5.7%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.9%
District
7.9%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
6 min walk
Abbey WoodElizabeth line
46 min walk
Woolwich Arsenal DLR StationDLR
50 min walk
King George V DLR StationDLR
67 min walk
Gallions Reach DLR StationDLR
73 min walk
No bus stops within 400m

36

Walkability score

39

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)

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Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park419m
Santander docks (800m)0
Nearest cycle dock7.6 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: 13.3 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 16%
Less green space than 100% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.0 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

COMMUNITY HOSPICE BEXLEY

GREENWICH & BEXLEY COMM HOSPICE, 185 BOSTALL HILL, SE2 0GB

34 min walk

0

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 2.8 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

11

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketTFC (Turkish Food Centre) · 557 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
664 licensed premises in borough268 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Boutique of Meat318 m
Shreeji Cash & Carry352 m
Londis363 m
Budgens419 m

Nearby cafes

Boba & Beyond344 m
Espresso Bar347 m
Teddy Bear Bubble Tea388 m
Café Deluxe435 m

Nearby restaurants

BBQ Xpress318 m
Rita's Katering340 m
Naty's341 m
Indian Curry Corner342 m

Nearby pubs

The New Cross Turnpike315 m
The Hangar351 m
The Bolthole666 m
The Nags Head699 m

Nearby gyms

PureGym309 m
Novo Gym450 m
Food hygiene (5-star)42% of 93

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

33

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (3.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score22/100
Sales last 12 months2

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

17/100

Velocity score

Future outlook

55.4

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,074m
Crossrail 2 route15,609m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,106 nationally

1,742

Est. population

10,260/km²

65%

Employed

28%

Degree educated

£37,000

Median income

1.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

63

Community stability

Age profile

25%
16%
23%
20%
17%
Under 1825%
18–3416%
35–4923%
50–6420%
65+17%

Tenure

41%
49%
Own outright41%
Own (mortgage)49%
Private rent9%
Social rent1%
Shared ownership1%

Ethnicity

70%
13%
White British70%
White Other7%
Asian13%
Black4%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine20%
No car household15%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent9%
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)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
11
Local approval rate
87%
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
41 homes · Former Employment Exchange, 9, Former Employment Exchange, 9, William Foster Lane, Welling, DA16 3AT
Pipeline pressure
NONE

Named schemes (500m)

PART OF FORMER HOOK LANE SCHOOL SITE, PART OF FORMER HOOK LANE SCHOOL SITE, HOOK LANE, DA16 2DR31 homes
completed
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
52, 54, Bellegrove Road, DA16 3PY9 homes
completed
52, 54, Bellegrove Road, DA16 3PY9 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 2ER

Full postcodeDA16 2ER
Postcode districtDA16
BoroughLondon Borough of Bexley
WardFalconwood & Welling
Latitude51.460320
Longitude0.102103
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