Falconwood & Welling · Bexley · Old Bexley and Sidcup constituency · 51.46343, 0.10268

DA16 3QB— Falconwood & Welling, Bexley

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

The practical family move

 

Schools 50%Safety 75/100Transport 51/100

Best for: Families, Investors, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
56
Safety
75
Schools
100
Transport
51
Environment
62
Investment
70

The bottom line

DA16 3QB offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Investors.

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Location

DA16 3QB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

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

Deep-dive guides for DA16 3QB

🛡️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 3QB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hook Lane Primary School

Not yet inspected · 2 min walk

KS2: 104.6

★★★

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 8 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

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

Prices, sales volume and market trends

Avg floor area103.5 m²

EPC breakdown

C
6%
D
5%
E
1%
G
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 27%Flat 55%Other 18%

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

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£258,750
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
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

1995–2015 · CAGR

+4.7%

Total change

+150%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.0%

per year

Acceleration

+50.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached33.3%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£72k£59k-18.1%1
Post-dot-com plateau2002–2003£110k£120k+9.1%1.5
Pre-crash peak2005–2005£120k£120k+0%3
Help-to-Buy recovery2015–2015£180k£180k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
2 min walk
Abbey WoodElizabeth line
42 min walk
Woolwich Arsenal DLR StationDLR
47 min walk
King George V DLR StationDLR
64 min walk
Gallions Reach DLR StationDLR
69 min walk
No bus stops within 400m

45

Walkability score

67

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

10

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park170m
Santander docks (800m)0
Nearest cycle dock7.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.2 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 13%
Less green space than 97% 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): 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

30 min walk

0

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 2.8 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

10

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

4

Convenience

Nearest supermarketTFC (Turkish Food Centre) · 402 m

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

Boutique of Meat62 m
Shreeji Cash & Carry130 m
Londis165 m
Budgens244 m

Nearby cafes

Boba & Beyond92 m
Espresso Bar207 m
Teddy Bear Bubble Tea218 m
Café Deluxe314 m

Nearby restaurants

Rita's Katering45 m
Naty's55 m
Indian Curry Corner71 m
BBQ Xpress78 m

Nearby pubs

The New Cross Turnpike103 m
The Hangar218 m
The Nags Head642 m
Rose and Crown727 m

Nearby gyms

PureGym130 m
Novo Gym326 m
Food hygiene (5-star)43% of 103

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

70

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
Gentrification score19/100

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

33.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,096m
Crossrail 2 route15,432m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
10
Local approval rate
82%
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)
24
Largest scheme
41 homes · Former Employment Exchange, 9, Former Employment Exchange, 9, William Foster Lane, Welling, DA16 3AT
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
52, 54, Bellegrove Road, DA16 3PY9 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

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Key facts for DA16 3QB

Full postcodeDA16 3QB
Postcode districtDA16
BoroughLondon Borough of Bexley
WardFalconwood & Welling
Latitude51.463430
Longitude0.102678
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