East Wickham · Bexley · Old Bexley and Sidcup constituency · 51.47058, 0.10888

DA16 3EE— East Wickham, Bexley

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

London's quiet achiever

 

Schools 50%Safety 81/100Transport 38/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
49
Safety
81
Schools
46
Transport
38
Environment
74
Investment
52

The bottom line

DA16 3EE offers low crime — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

DA16 3EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.6% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for DA16 3EE

🛡️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🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How DA16 3EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

East Wickham Primary Academy

Not yet inspected · 6 min walk

KS2: 106.0

★

Secondary

Welling School

Requires Improvement · Inspected Oct 2023 · 6 min walk

P8: -0.79A8: 37.2

50% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.0 incidents per 1,000 residents

Better than 52% of London
→ Stable

+18% vs borough

Crime by type

Violence & sexual offences32%
Other26%
Anti-social behaviour22%
Burglary6%
Vehicle crime5%
Drug offences4%
Robbery3%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.2km

Crime is 5% 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£3,744/m²
Price per ft²£348/ft²
Avg floor area79.3 m²

EPC breakdown

D
20%
E
3%
G
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 75%Terraced 25%

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£198,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1998–2024 · CAGR

+5.4%

Total change

+297%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.2%

per year

Acceleration

-18.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £125k–£150k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached75%
Terraced25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£74k£84k+13%1.5
Post-dot-com plateau2001–2004£105k£144k+36.7%1.3
Pre-crash peak2006–2007£173k£156k-9.6%2
GFC & correction2008–2008£194k£194k+0%1
Help-to-Buy recovery2016–2016£298k£298k+0%2
Pandemic surge2021–2021£325k£325k+0%1
Current market2024–2024£295k£295k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
11.3%
District
11.3%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
Abbey WoodElizabeth line
31 min walk
Woolwich Arsenal DLR StationDLR
44 min walk
King George V DLR StationDLR
59 min walk
Gallions Reach DLR StationDLR
62 min walk
No bus stops within 400m

15

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★43 min
Victoria59 min ↑
Waterloo53 min ↑
Canary Wharf52 min ↑
City56 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park225m
Santander docks (800m)0
Nearest cycle dock7.7 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: 22.0 µg/m³ · PM2.5: 11.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.4 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 10%
More green space than 95% of London

Nearest SSSI: Abbey Wood SSSI — 2.4 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): 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 yield865.6 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

19 min walk

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Foresters Arms (533 m)

No restaurants within 800m — nearest: Domino's (849 m)

Nearest supermarketTFC (Turkish Food Centre) · 801 m
3 tennis courts

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)

859m

Post office

Nearby shops

Tesco Express280 m
Londis616 m
Shreeji Cash & Carry885 m
Boutique of Meat920 m

Nearby cafes

Teddy Bear Bubble Tea874 m
Café Deluxe883 m
Boba & Beyond891 m
Espresso Bar912 m

Nearby restaurants

Domino's849 m
McDonald's869 m
Pepe's876 m
Favourable892 m

Nearby pubs

Foresters Arms533 m
The Hangar914 m
The New Cross Turnpike919 m
The Nags Head952 m

Nearby gyms

Novo Gym876 m
PureGym928 m
Food hygiene (5-star)52% of 29

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

52

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
Gross yield
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score12/100
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

36.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,543m
Crossrail 2 route15,328m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,084 nationally

1,886

Est. population

8,380/km²

59%

Employed

29%

Degree educated

£38,800

Median income

4.6%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

51

Community stability

Age profile

25%
19%
23%
20%
14%
Under 1825%
18–3419%
35–4923%
50–6420%
65+14%

Tenure

25%
32%
15%
27%
Own outright25%
Own (mortgage)32%
Private rent15%
Social rent27%
Shared ownership1%

Ethnicity

56%
17%
White British56%
White Other10%
Asian17%
Black11%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine24%
No car household29%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Social rent27%
Private rent15%

vs. London

Income vs London-7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
6
Local approval rate
75%
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)
3
Largest scheme
41 homes · Former Employment Exchange, 9, Former Employment Exchange, 9, William Foster Lane, Welling, DA16 3AT
Pipeline pressure
NONE

Named schemes (500m)

MERTON WORKS, MERTON WORKS, CHURCH ROAD, DA16 3DY38 homes
completed
PART OF KWIKFORM SITE, PART OF KWIKFORM SITE, EAST ROAD, DA16 3DT20 homes
completed
Victoria Works, Victoria Works, Leigh Place, Welling, DA16 3JD12 homes
completed
Site Of Former East Wickham And Welling Social Club, East Road, East Wickham10 homes
completed
Fanny on The Hill, Fanny on The Hill, Wickham Street, Welling, DA16 3DA10 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 3EE

Full postcodeDA16 3EE
Postcode districtDA16
BoroughLondon Borough of Bexley
WardEast Wickham
Latitude51.470576
Longitude0.108881
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