East Wickham · Bexley · Old Bexley and Sidcup constituency · 51.47015, 0.09576

DA16 3LY— East Wickham, Bexley

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

The family fortress

 

Schools 100%Safety 86/100Transport 38/100Low yield 3.24%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
86
Schools
90
Transport
38
Environment
76
Investment
45

The bottom line

DA16 3LY offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £500,000 median — 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 3LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-3.8% vs London avg
vs London income-7.6% vs London avg
vs London crime-48.0% vs London avg

Deep-dive guides for DA16 3LY

🛡️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 3LY 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 · 6 min walk

KS2: 106.0

★★

Secondary

Harris Academy Falconwood

Good · Inspected Oct 2019 · 18 min walk

P8: 0.00A8: 46.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.7 incidents per 1,000 residents

Better than 76% of London
→ Stable

-36% vs borough

Crime by type

Violence & sexual offences38%
Other30%
Burglary11%
Vehicle crime9%
Anti-social behaviour8%
Drug offences2%
Robbery2%
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 · 1.9km

Crime is 48% 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.

£500,000

Median sale price

4% below London median

£500,000 is 4% below the London median (£520,000)

+16.0%

This year

Semi-detached

Dominant type

Price history

5-year change
-12.3%
Sales (24 months)5
New build0.0%
Avg semi-detached£500,000
Price per m²£5,308/m²
Price per ft²£493/ft²
Avg floor area92.9 m²

EPC breakdown

C
7%
D
18%
E
7%
F
1%

Based on 33 properties · Confidence: high

Street mix

Semi 88%Terraced 4%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

Stamp duty

Standard buyer£12,500
First-time buyerFTB
£3,750
Additional propertyBTL/2nd
£27,500

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

12.9×

Price-to-income

£2,501/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£232,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.7%

Total change

+653%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.6%

per year

Acceleration

+15.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £75k–£100k · 77 sales

Property Type Mix

Total: 77 sales

Detached7.8%
Semi-detached88.3%
Terraced3.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£119k+53.9%3
Post-dot-com plateau2001–2004£135k£198k+47.2%4
Pre-crash peak2005–2007£225k£250k+11.1%4
GFC & correction2008–2012£249k£270k+8.4%2
Help-to-Buy recovery2013–2016£235k£380k+61.7%1.5
Brexit uncertainty2017–2019£435k£403k-7.5%3.5
Pandemic surge2021–2021£570k£570k+0%3
Rate-rise correction2022–2023£540k£473k-12.5%1
Current market2024–2026£475k£580k+22.1%1.7

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 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing6
Trend Position40

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
9 min walk
Woolwich Arsenal DLR StationDLR
36 min walk
Abbey WoodElizabeth line
37 min walk
King George V DLR StationDLR
53 min walk
Gallions Reach DLR StationDLR
58 min walk
No bus stops within 400m

7

Walkability score

26

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)8
Nearest car park659m
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 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB53% green spaceTree canopy: 37%
More green space than 96% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.7 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

27 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

30

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 (926 m)

Nearest supermarketThe Co-operative Food · 1.4 km

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)

2.0km

Post office

Nearby shops

Londis423 m
Budgens766 m
Boutique of Meat949 m

Nearby cafes

Boba & Beyond961 m

Nearby restaurants

Rita's Katering926 m
Naty's933 m
Indian Curry Corner945 m
Favourable954 m

Nearby pubs

The Green Man279 m
The New Cross Turnpike985 m
Food hygiene (5-star)68% of 22

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

45

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
3.2% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score12/100
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

44.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,630m
Crossrail 2 route14,602m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,810 nationally

1,573

Est. population

6,478/km²

60%

Employed

32%

Degree educated

£38,800

Median income

2.1%

Claimant rate

Inner cityMedium densityOwner occupiers / families

58

Community stability

Age profile

22%
18%
20%
22%
17%
Under 1822%
18–3418%
35–4920%
50–6422%
65+17%

Tenure

39%
40%
15%
Own outright39%
Own (mortgage)40%
Private rent15%
Social rent5%
Shared ownership1%
Rent free0%

Ethnicity

57%
22%
White British57%
White Other9%
Asian22%
Black7%
Mixed2%
Other3%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine21%
No car household21%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent15%
Social rent5%

vs. London

Income vs London-7.6%
Price vs London-3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
4
Local approval rate
80%
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)
9
Largest scheme
34 homes · SITE OF WEEKES WAREHOUSE, 1-5, SITE OF WEEKES WAREHOUSE, 1-5, EDISON ROAD, DA16 3LX
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
Garages Rear Of, 20, 28, Blenheim Drive3 homes
completed
233, Wickham Street, DA16 3LS2 homes
completed
20, 20, Glenmore Road, Welling, DA16 3BE1 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 (£500,000)

£12,500

Standard buyer

£3,750

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 3LY

Full postcodeDA16 3LY
Postcode districtDA16
BoroughLondon Borough of Bexley
WardEast Wickham
Latitude51.470155
Longitude0.095759
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