Falconwood & Welling · Bexley · Old Bexley and Sidcup constituency · 51.45847, 0.08543

DA16 2QF— Falconwood & Welling, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 39/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
87
Schools
90
Transport
39
Environment
64
Investment
48

The bottom line

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

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

DA16 2QF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+1.7% vs London avg
vs London crime-55.0% vs London avg

Deep-dive guides for DA16 2QF

🛡️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 2QF 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 · 3 min walk

KS2: 108.6

★★

Secondary

Harris Academy Falconwood

Good · Inspected Oct 2019 · 3 min walk

P8: 0.00A8: 46.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.4 incidents per 1,000 residents

Better than 79% of London
→ Stable

-44% vs borough

Crime by type

Other37%
Vehicle crime25%
Violence & sexual offences19%
Anti-social behaviour13%
Drug offences2%
Robbery2%
Burglary2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Eltham Fire Station · 2.0km

Crime is 55% below London average

Property

Prices, sales volume and market trends

Avg floor area93.4 m²

EPC breakdown

C
1%
D
10%
E
5%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 19%Terraced 81%

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£233,500
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

+5.4%

Total change

+364%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.2%

per year

Acceleration

+3.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached19.2%
Terraced80.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£111k+32.2%2.3
Post-dot-com plateau2002–2004£124k£194k+56%1.3
Pre-crash peak2006–2007£249k£245k-1.6%2
Help-to-Buy recovery2013–2016£224k£338k+50.7%1.2
Brexit uncertainty2017–2019£423k£482k+14.1%1.3
Rate-rise correction2023–2023£425k£425k+0%1
Current market2024–2024£390k£390k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 19yr 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
Below London average
Falconwood

Nearby stations

FalconwoodNational Rail
5 min walk
Woolwich Arsenal DLR StationDLR
46 min walk
Abbey WoodElizabeth line
55 min walk
King George V DLR StationDLR
64 min walk
London City Airport DLR StationDLR
70 min walk
No bus stops within 400m

16

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★43 min
Victoria60 min ↑
Waterloo57 min ↑
Canary Wharf58 min ↑
City54 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 park297m
Santander docks (800m)0
Nearest cycle dock6.6 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: 12.3 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Oxleas Woodlands SSSI — 1.0 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): 5

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

35 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalMemorial Hospital · 1.8 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

25

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Lingfield (365 m)

Nearest supermarketThe Co-operative Food · 585 m
1 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)

2.0km

Post office

Nearby shops

Costcutter359 m
Nisa Local967 m

Nearby restaurants

The Falcon Harvester349 m
Taste N Eat370 m
Darjeeling Indian380 m
Shampan Curry Restaurant667 m

Nearby pubs

Lingfield365 m
The Bolthole652 m
The Jolly Fenman875 m
We Anchor in Hope896 m

Nearby pharmacies

Payden's Pharmacy924 m

Nearby health

SunnyDent927 m
Food hygiene (5-star)75% of 12

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

48

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 score18/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

43.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,939m
Crossrail 2 route14,846m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,787 nationally

1,766

Est. population

5,723/km²

69%

Employed

31%

Degree educated

£42,700

Median income

3.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

26%
19%
23%
19%
13%
Under 1826%
18–3419%
35–4923%
50–6419%
65+13%

Tenure

36%
48%
14%
Own outright36%
Own (mortgage)48%
Private rent14%
Social rent1%
Shared ownership0%

Ethnicity

65%
White British65%
White Other10%
Asian12%
Black6%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine19%
No car household16%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent15%
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)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
5
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)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
36 homes · Mabel Crout Court, 20, Mabel Crout Court, 20, Lingfield Crescent, London, SE2 9RW
Pipeline pressure
NONE

Named schemes (500m)

Mabel Crout Court, 20, Mabel Crout Court, 20, Lingfield Crescent, London, SE2 9RW36 homes
completed
941, 941, East Rochester Way, DA15 8TF1 homes
completed
56, 56, Lingfield Crescent, London, SE9 2RJ1 homes
completed
79, 79, Boundary Road, Sidcup, DA15 8SS1 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 2QF

Full postcodeDA16 2QF
Postcode districtDA16
BoroughLondon Borough of Bexley
WardFalconwood & Welling
Latitude51.458468
Longitude0.085435
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