Falconwood & Welling · Bexley · Old Bexley and Sidcup constituency · 51.46345, 0.10445

DA16 3QA— Falconwood & Welling, Bexley

Location and area intelligence for DA16 3QA, Falconwood & Welling, Bexley

The practical family move

 

Schools 50%Safety 75/100Transport 50/100Yield 12.13%

Best for: Families, Investors, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
55
Safety
75
Schools
100
Transport
50
Environment
62
Investment
74

The bottom line

DA16 3QA offers exceptional schools (100% Good/Outstanding) and low crime at £133,500 median — a strong choice for Families and Investors.

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Location

DA16 3QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-74.3% vs London avg
vs London income-11.9% vs London avg
vs London crime+54.0% vs London avg

Deep-dive guides for DA16 3QA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The practical family move”

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How DA16 3QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Stephen's Catholic Primary School

Not yet inspected · 1 min walk

KS2: 111.8

★★★

Secondary

Bexley Grammar School

Outstanding · Inspected Oct 2022 · 10 min walk

P8: +0.49A8: 74.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

100.3 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+90% vs borough

Crime by type

Other40%
Violence & sexual offences21%
Anti-social behaviour19%
Vehicle crime9%
Drug offences4%
Burglary4%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 2.8km

Crime is +54% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£133,500

Median sale price

Bottom 25% — 74% below London median

£133,500 is 74% below the London median (£520,000)

+19.2%

This year

Flat

Dominant type

Price history

5-year change
-26.3%
Sales (24 months)6
New build0.0%
Avg flat£133,500
Price per m²£2,853/m²
Price per ft²£265/ft²
Avg floor area46.4 m²

EPC breakdown

B
27%
C
37%
D
2%

Based on 66 properties · Confidence: high

Street mix

Terraced 2%Flat 98%

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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£4,005

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

3.6×

Price-to-income

£668/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£116,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2025 · CAGR

+3.4%

Total change

+165%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.9%

per year

Acceleration

+25.06

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 151 sales

Property Type Mix

Total: 151 sales

Terraced2%
Flat/maisonette98%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£51k£61k+19.6%3.2
Post-dot-com plateau2001–2004£65k£123k+89.2%5.8
Pre-crash peak2005–2007£115k£123k+6.7%5.3
GFC & correction2008–2012£127k£87k-32%5.8
Help-to-Buy recovery2013–2016£123k£167k+35.8%5.5
Brexit uncertainty2017–2019£177k£200k+12.7%6
Pandemic surge2020–2021£187k£181k-3.1%3
Rate-rise correction2022–2023£155k£165k+6.5%8
Current market2024–2025£130k£135k+3.8%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.5%
District
3.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing8
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

WellingNational Rail
3 min walk
Abbey WoodElizabeth line
41 min walk
Woolwich Arsenal DLR StationDLR
48 min walk
King George V DLR StationDLR
65 min walk
Gallions Reach DLR StationDLR
69 min walk
No bus stops within 400m

49

Walkability score

78

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

12

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park206m
Santander docks (800m)0
Nearest cycle dock7.6 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: 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: 13.3 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 40%
Less green space than 96% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.1 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

29 min walk

0

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 2.9 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)

11

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

3

Convenience

Nearest supermarketTFC (Turkish Food Centre) · 279 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
664 licensed premises in borough268 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Shreeji Cash & Carry38 m
Londis58 m
Boutique of Meat88 m
Budgens367 m

Nearby cafes

Boba & Beyond46 m
Teddy Bear Bubble Tea103 m
Espresso Bar109 m
Café Deluxe198 m

Nearby restaurants

Pepe's36 m
McDonald's44 m
Favourable52 m
Indian Curry Corner60 m

Nearby pubs

The New Cross Turnpike70 m
The Hangar119 m
The Nags Head523 m
Rose and Crown608 m

Nearby gyms

PureGym79 m
Novo Gym209 m
Food hygiene (5-star)44% of 117

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

74

Investment score

Strong

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
12.1% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score10/100
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

46.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,219m
Crossrail 2 route15,529m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,293 nationally

1,894

Est. population

7,149/km²

60%

Employed

34%

Degree educated

£37,000

Median income

6.5%

Claimant rate

Inner cityHigh densityOwner occupiers / families

48

Community stability

Age profile

24%
20%
23%
17%
17%
Under 1824%
18–3420%
35–4923%
50–6417%
65+17%

Tenure

36%
31%
29%
Own outright36%
Own (mortgage)31%
Private rent29%
Social rent2%
Shared ownership2%

Ethnicity

52%
21%
White British52%
White Other11%
Asian21%
Black7%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine22%
No car household32%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent29%
Social rent2%

vs. London

Income vs London-11.9%
Price vs London-74.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
11
Local approval rate
81%
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)
23
Largest scheme
64 homes · Embassy Court & 102, Embassy Court & 102, Welling High Street, Welling, DA16 1TH
Pipeline pressure
NONE

Named schemes (500m)

Former Employment Exchange, 9, Former Employment Exchange, 9, William Foster Lane, Welling, DA16 3AT41 homes
completed
PART OF FORMER HOOK LANE SCHOOL SITE, PART OF FORMER HOOK LANE SCHOOL SITE, HOOK LANE, DA16 2DR31 homes
completed
Courts Health Fitness and Leisure Club, Courts Health Fitness and Leisure Club, Station Approach South, Welling, DA16 3AU14 homes
completed
87-89, 87-89, Bellegrove Road, Welling, DA16 3PG12 homes
completed
21-27, 21-27, Upper Wickham Lane, Welling, DA16 3AB11 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£133,500)

£0

Standard buyer

£0

First-time buyer

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 3QA

Full postcodeDA16 3QA
Postcode districtDA16
BoroughLondon Borough of Bexley
WardFalconwood & Welling
Latitude51.463452
Longitude0.104450
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