East Wickham · Bexley · Old Bexley and Sidcup constituency · 51.47365, 0.09698

DA16 3BL— East Wickham, Bexley

Location and area intelligence for DA16 3BL, East Wickham, Bexley

The family fortress

 

Schools 100%Safety 85/100Transport 33/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
85
Schools
76
Transport
33
Environment
78
Investment
35

The bottom line

DA16 3BL 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: 46 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

DA16 3BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.6% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for DA16 3BL

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How DA16 3BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rockliffe Manor Primary School

Not yet inspected · 7 min walk

KS2: 107.3

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 17 min walk

P8: -0.64A8: 36.6

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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.4 incidents per 1,000 residents

Better than 74% of London
→ Stable

-31% vs borough

Crime by type

Violence & sexual offences38%
Other22%
Vehicle crime17%
Anti-social behaviour9%
Burglary9%
Drug offences3%
Theft2%
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: Plumstead Fire Station · 1.6km

Crime is 44% 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£5,695/m²
Price per ft²£529/ft²
Avg floor area82.9 m²

EPC breakdown

C
1%
D
17%
E
7%
G
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 83%Terraced 8%Detached 8%

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 yield866 kWh/kWp/yr
Rebuild cost estimate£207,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.6%

Total change

+741%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.7%

per year

Acceleration

+10.16

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 24 sales

Property Type Mix

Total: 24 sales

Detached8.3%
Semi-detached83.3%
Terraced8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£57k£95k+67.7%2.2
Post-dot-com plateau2003–2003£183k£183k+0%1
Pre-crash peak2005–2006£140k£188k+33.9%1.5
GFC & correction2008–2009£81k£215k+165.4%1
Help-to-Buy recovery2014–2015£415k£215k-48.2%1
Brexit uncertainty2018–2018£270k£270k+0%2
Pandemic surge2021–2021£435k£435k+0%1
Rate-rise correction2022–2022£433k£433k+0%3
Current market2024–2024£475k£475k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.8%
District
7.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Welling→ Victoria· 2 tph
39 min

Nearby stations

WellingNational Rail
13 min walk
Abbey WoodElizabeth line
32 min walk
Woolwich Arsenal DLR StationDLR
33 min walk
King George V DLR StationDLR
49 min walk
Gallions Reach DLR StationDLR
54 min walk
No bus stops within 400m

9

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria71 min ↑
Waterloo66 min ↑
Canary Wharf ★46 min
City61 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock6.9 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 11.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.0 km

Energy

Solar: 866 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 yield865.6 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

22 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalMemorial Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Green Man (641 m)

Nearest supermarketTFC (Turkish Food Centre) · 1.4 km

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)

1.8km

Post office

Nearby shops

Londis671 m
Budgens1.1 km

Nearby cafes

Belly Busters907 m

Nearby pubs

The Green Man641 m

Nearby gyms

Kids Paddling Pool1.0 km
Food hygiene (5-star)69% of 13

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score14/100
Sales last 12 months0

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

4/100

Velocity score

Future outlook

39.1

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,752m
Crossrail 2 route14,451m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,332 nationally

1,593

Est. population

10,061/km²

56%

Employed

24%

Degree educated

£38,800

Median income

3.0%

Claimant rate

Inner cityHigh densityMixed

59

Community stability

Age profile

23%
16%
21%
22%
18%
Under 1823%
18–3416%
35–4921%
50–6422%
65+18%

Tenure

35%
38%
20%
Own outright35%
Own (mortgage)38%
Private rent7%
Social rent20%
Shared ownership1%

Ethnicity

68%
White British68%
White Other10%
Asian10%
Black6%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household19%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent20%
Private rent7%

vs. London

Income vs London-7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Local approval rate
67%
Borough approval rate
75%
Historic landfill (400m)
1
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)
5
Largest scheme
87 homes · Kings Highway Garages, Kings Highway Garages, Kings Highway, Plumstead, SE18 2HB
Pipeline pressure
NONE

Named schemes (500m)

SITE OF WEEKES WAREHOUSE, 1-5, SITE OF WEEKES WAREHOUSE, 1-5, EDISON ROAD, DA16 3LX34 homes
completed
Glenmore Arms, 41, Glenmore Arms, 41, Edison Grove, Plumstead, SE18 2DW5 homes
completed
117, 117, Swingate Lane, Plumstead, SE18 2DQ4 homes
completed
Garages Rear Of, 20, 28, Blenheim Drive3 homes
completed
8, 8, Chaucer Road, Welling, DA16 3NQ1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
14.9%
Election year
2026
MP
Mr Louie French (Conservative)
MP majority
3,548
Constituency
Old Bexley and Sidcup

Councillors

Steven Frederick HallConservative
Caroline NewtonConservative
David LiConservative

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Key facts for DA16 3BL

Full postcodeDA16 3BL
Postcode districtDA16
BoroughLondon Borough of Bexley
WardEast Wickham
Latitude51.473649
Longitude0.096985
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