East Wickham · Bexley · Old Bexley and Sidcup constituency · 51.46593, 0.09499

DA16 3LH— East Wickham, Bexley

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 37/100Low yield 3.12%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
60
Safety
84
Schools
90
Transport
37
Environment
63
Investment
36

The bottom line

DA16 3LH offers exceptional schools (100% Good/Outstanding) and low crime at £520,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA16 3LH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+0.0% vs London avg
vs London income-7.6% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for DA16 3LH

🛡️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 3LH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

East Wickham Primary Academy

Not yet inspected · 8 min walk

KS2: 106.0

★★

Secondary

Harris Academy Falconwood

Good · Inspected Oct 2019 · 13 min walk

P8: 0.00A8: 46.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.7 incidents per 1,000 residents

Better than 70% of London
→ Stable

-23% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour28%
Other22%
Burglary8%
Vehicle crime6%
Drug offences3%
Theft2%
Robbery2%

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 · 2.4km

Crime is 37% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£520,000

Median sale price

Above London median by 0%

£520,000 is 0% above the London median (£520,000)

+15.0%

This year

Semi-detached

Dominant type

Price history

5-year change
+19.8%
Sales (24 months)5
New build0.0%
Avg semi-detached£520,000
Price per m²£4,943/m²
Price per ft²£459/ft²
Avg floor area107 m²

EPC breakdown

C
3%
D
18%
E
6%

Based on 27 properties · Confidence: medium

Street mix

Semi 79%Terraced 19%Detached 2%

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

Stamp duty

Standard buyer£13,500
First-time buyerFTB
£4,750
Additional propertyBTL/2nd
£29,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.4×

Price-to-income

£2,601/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£267,500
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, 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

1995–2025 · CAGR

+6.6%

Total change

+579%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.7%

per year

Acceleration

+31.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 53 sales

Property Type Mix

Total: 53 sales

Detached1.9%
Semi-detached79.2%
Terraced18.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£81k£122k+51.3%3
Post-dot-com plateau2001–2004£144k£230k+59.4%2
Pre-crash peak2005–2007£194k£250k+29%2.7
GFC & correction2009–2012£182k£220k+20.9%1.2
Help-to-Buy recovery2013–2016£270k£360k+33.3%1.2
Brexit uncertainty2018–2019£550k£420k-23.6%2
Pandemic surge2020–2020£533k£533k+0%2
Rate-rise correction2023–2023£500k£500k+0%1
Current market2024–2025£450k£548k+21.7%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7%
District
7%

CAGR over 30yr 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 Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Welling→ Victoria· 2 tph
39 min

Nearby stations

WellingNational Rail
6 min walk
Woolwich Arsenal DLR StationDLR
40 min walk
Abbey WoodElizabeth line
42 min walk
King George V DLR StationDLR
58 min walk
Gallions Reach DLR StationDLR
63 min walk
No bus stops within 400m

17

Walkability score

92

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★44 min
Victoria60 min ↑
Waterloo54 min ↑
Canary Wharf55 min ↑
City55 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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park187m
Santander docks (800m)0
Nearest cycle dock7.0 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 12.6 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 10%
Less green space than 89% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.5 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

32 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalMemorial Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Rita's Katering (647 m)

Nearest supermarketThe Co-operative Food · 968 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)

1.9km

Post office

Nearby shops

Budgens389 m
Londis480 m
Boutique of Meat663 m
Shreeji Cash & Carry730 m

Nearby cafes

Boba & Beyond693 m
Espresso Bar809 m

Nearby restaurants

Rita's Katering647 m
Naty's657 m
Indian Curry Corner673 m
BBQ Xpress680 m

Nearby pubs

The Green Man336 m
The New Cross Turnpike705 m
We Anchor in Hope727 m
The Bolthole1.0 km

Nearby gyms

PureGym732 m
Food hygiene (5-star)30% of 37

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

36

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score18/100
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

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,559m
Crossrail 2 route14,837m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,365 nationally

1,571

Est. population

6,321/km²

60%

Employed

31%

Degree educated

£38,800

Median income

2.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

22%
16%
20%
20%
22%
Under 1822%
18–3416%
35–4920%
50–6420%
65+22%

Tenure

42%
37%
15%
Own outright42%
Own (mortgage)37%
Private rent15%
Social rent5%
Shared ownership1%

Ethnicity

61%
16%
White British61%
White Other9%
Asian16%
Black7%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household20%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Private rent15%
Social rent6%

vs. London

Income vs London-7.6%
Price vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
5
Local approval rate
90%
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)
12
Largest scheme
61 homes · Land at Hill View, Land at Hill View, Hill View Drive, Welling, DA16 3RY
Pipeline pressure
NONE

Named schemes (500m)

SITE OF WEEKES WAREHOUSE, 1-5, SITE OF WEEKES WAREHOUSE, 1-5, EDISON ROAD, DA16 3LX34 homes
completed
197,199 & 201, 197,199 & 201, Bellegrove Road, Welling, DA16 3RA8 homes
completed
211-219, 211-219, Bellegrove Road, Welling, DA16 3RQ5 homes
completed
Garages Rear Of, 20, 28, Blenheim Drive3 homes
completed
9, 9, Montrose Close, Welling, DA16 2QR2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£520,000)

£13,500

Standard buyer

£4,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for DA16 3LH

Full postcodeDA16 3LH
Postcode districtDA16
BoroughLondon Borough of Bexley
WardEast Wickham
Latitude51.465933
Longitude0.094989
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