Falconwood & Welling · Bexley · Old Bexley and Sidcup constituency · 51.45893, 0.09411

DA16 2LX— Falconwood & Welling, Bexley

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

The practical family move

 

Schools 100%Safety 84/100Transport 36/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
84
Schools
90
Transport
36
Environment
62
Investment
33

The bottom line

DA16 2LX offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

DA16 2LX

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+1.7% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for DA16 2LX

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

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“The practical family move”

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How DA16 2LX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Bishop Ridley Church of England VA Primary School

Not yet inspected · 5 min walk

KS2: 108.6

★★

Secondary

Harris Academy Falconwood

Good · Inspected Oct 2019 · 5 min walk

P8: 0.00A8: 46.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.2 incidents per 1,000 residents

Better than 66% of London
→ Stable

-14% vs borough

Crime by type

Other35%
Violence & sexual offences28%
Anti-social behaviour25%
Vehicle crime7%
Drug offences3%
Robbery1%
Burglary1%
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 · 3.2km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,464/m²
Price per ft²£508/ft²
Avg floor area105.3 m²

EPC breakdown

C
1%
D
4%
E
3%

Based on 8 properties · Confidence: low

Street mix

Semi 83%Terraced 6%Detached 11%

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£263,250
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

1999–2025 · CAGR

+5.5%

Total change

+307%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.8%

per year

Acceleration

-46.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 18 sales

Property Type Mix

Total: 18 sales

Detached11.1%
Semi-detached83.3%
Terraced5.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£148k£148k+0%1
Post-dot-com plateau2002–2002£195k£195k+0%1
Pre-crash peak2007–2007£278k£278k+0%1
GFC & correction2009–2012£210k£325k+54.8%1.7
Help-to-Buy recovery2014–2014£301k£301k+0%1
Brexit uncertainty2018–2018£423k£423k+0%1
Pandemic surge2020–2021£580k£575k-0.9%1
Rate-rise correction2022–2023£710k£463k-34.9%1.5
Current market2024–2025£644k£600k-6.8%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.7%
District
5.7%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

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
Below London average
Welling→ Victoria· 2 tph
39 min

Nearby stations

WellingNational Rail
10 min walk
Woolwich Arsenal DLR StationDLR
48 min walk
Abbey WoodElizabeth line
51 min walk
King George V DLR StationDLR
66 min walk
Gallions Reach DLR StationDLR
72 min walk
No bus stops within 400m

33

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★46 min
Victoria65 min ↑
Waterloo56 min ↑
Canary Wharf60 min ↑
City57 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)

Total spaces (800m)8
Nearest car park577m
Santander docks (800m)0
Nearest cycle dock7.1 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.8 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 61%
Less green space than 94% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.5 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): 4

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

NEW ELTHAM AND BLACKFEN MEDICAL CENTRE

52 THAXTED ROAD, NEW ELTHAM, SE9 3PT

38 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalMemorial Hospital · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 13.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

7

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 187 m

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)

1.2km

Post office

Nearby shops

Budgens629 m
Boutique of Meat791 m

Nearby cafes

Boba & Beyond832 m

Nearby restaurants

Shampan Curry Restaurant265 m
Rita's Katering802 m
BBQ Xpress802 m
Naty's808 m

Nearby pubs

The Bolthole243 m
The New Cross Turnpike814 m
The Jolly Fenman870 m
The Green Man1.1 km

Nearby gyms

PureGym822 m
Food hygiene (5-star)57% of 30

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

33

Investment score

Weak

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

Low gross yield (2.7%) 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
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score19/100
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

54.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,533m
Crossrail 2 route15,272m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,180 nationally

1,658

Est. population

10,466/km²

69%

Employed

30%

Degree educated

£42,700

Median income

2.4%

Claimant rate

Inner cityHigh densityOwner occupiers / families

61

Community stability

Age profile

26%
17%
23%
19%
15%
Under 1826%
18–3417%
35–4923%
50–6419%
65+15%

Tenure

38%
49%
Own outright38%
Own (mortgage)49%
Private rent12%
Social rent1%

Ethnicity

69%
White British69%
White Other9%
Asian9%
Black8%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household15%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent12%
Social rent1%

vs. London

Income vs London+1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
9
Local approval rate
86%
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)
7
Largest scheme
36 homes · THE HOLLIES (PHASE 1), THE HOLLIES (PHASE 1), HALFWAY STREET, WILLERSLEY AVENUE, DA15 8
Pipeline pressure
NONE

Named schemes (500m)

THE HOLLIES (PHASE 1), THE HOLLIES (PHASE 1), HALFWAY STREET, WILLERSLEY AVENUE, DA15 836 homes
completed
THE HOLLIES (PHASE 2), THE HOLLIES (PHASE 2), HALFWAY STREET, WILLERSLEY AVENUE, DA15 823 homes
completed
95A, Buckingham Avenue, DA16 2NB2 homes
completed
66, 66, Westwood Lane, Welling, DA16 2HH2 homes
completed
32 & 34, 32 & 34, Huxley Road, Welling, DA16 2EW2 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 2LX

Full postcodeDA16 2LX
Postcode districtDA16
BoroughLondon Borough of Bexley
WardFalconwood & Welling
Latitude51.458925
Longitude0.094107
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
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