Blendon & Penhill · Bexley · Old Bexley and Sidcup constituency · 51.44516, 0.13256

DA5 1JF— Blendon & Penhill, Bexley

Location and area intelligence for DA5 1JF, Blendon & Penhill, Bexley

The family fortress

 

Schools 100%Safety 81/100Transport 34/100Yield 3.72%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
81
Schools
100
Transport
34
Environment
73
Investment
48

The bottom line

DA5 1JF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £435,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA5 1JF

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-16.3% vs London avg
vs London income-1.2% vs London avg
vs London crime-58.0% vs London avg

Deep-dive guides for DA5 1JF

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

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“The family fortress”

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How DA5 1JF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Upton Primary School

Not yet inspected · 6 min walk

KS2: 108.1

★★★

Secondary

Townley Grammar School

Outstanding · Inspected Feb 2023 · 9 min walk

P8: +0.66A8: 76.2

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 60 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.3 incidents per 1,000 residents

Better than 81% of London
↑ Rising 291.7%

from a low base — still below London average

-48% vs borough

Crime by type

Violence & sexual offences36%
Anti-social behaviour23%
Other19%
Vehicle crime11%
Burglary9%
Drug offences2%
Theft0%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 2.3km

Crime is 58% 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.

£435,000

Median sale price

16% below London median

£435,000 is 16% below the London median (£520,000)

+46.2%

This year

Semi-detached

Dominant type

Price history

5-year change
+17.5%
Sales (24 months)5
New build0.0%
Avg semi-detached£433,750
Avg terraced£545,000
Price per m²£4,425/m²
Price per ft²£411/ft²
Avg floor area99.3 m²

EPC breakdown

C
4%
D
6%
E
8%
F
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 67%Terraced 30%Flat 4%

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£9,250
First-time buyerFTB
£500
Additional propertyBTL/2nd
£22,300

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

10.5×

Price-to-income

£2,176/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield867 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£248,250
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, 75 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,333
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.6%

Total change

+440%

Market Activity

Price Velocity & Acceleration

Current Velocity

+46.2%

per year

Acceleration

+96.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £100k–£125k · 57 sales

Property Type Mix

Total: 57 sales

Semi-detached66.7%
Terraced29.8%
Flat/maisonette3.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£101k£156k+54.5%2.7
Post-dot-com plateau2001–2004£152k£208k+36.8%1.5
Pre-crash peak2005–2007£240k£249k+3.8%3.3
GFC & correction2008–2012£277k£275k-0.7%1.8
Help-to-Buy recovery2013–2014£280k£338k+20.5%3.5
Brexit uncertainty2017–2017£390k£390k+0%3
Pandemic surge2020–2020£445k£445k+0%2
Rate-rise correction2022–2022£755k£755k+0%1
Current market2024–2026£373k£545k+46.2%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.5% alpha

Weakest performer

Terraced

-0.1% alpha

Semi-detached+0.5% α
Local
6.6%
District
6.1%
Terraced-0.1% α
Local
11.6%
District
11.7%

CAGR over 30yr 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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Albany Park - Hurst Road/Valentine Avenue

Nearby stations

Albany Park - Hurst Road/Valentine AvenueNational Rail
10 min walk
Abbey WoodElizabeth line
65 min walk
Woolwich Arsenal DLR StationDLR
83 min walk
King George V DLR StationDLR
100 min walk
Gallions Reach DLR StationDLR
103 min walk
No bus stops within 400m

9

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★43 min
Victoria67 min ↑
Waterloo52 min ↑
Canary Wharf61 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park32m
Santander docks (800m)0
Nearest cycle dock9.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.9 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Ruxley Gravel Pits SSSI — 4.0 km

Energy

Solar: 867 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield866.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PLAS MEDDYG SURGERY

40 PARKHILL ROAD, DA5 1HU

11 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBracton Centre · 3.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 14.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Ocean Fresh (576 m)

Nearest supermarketAsda · 1.5 km
1 tennis courts4 swimming pools

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)

1.5km

Post office

Nearby shops

Montpelier Local605 m

Nearby cafes

Monty's Cafe594 m

Nearby restaurants

Ocean Fresh576 m
Dragon Express795 m
Ruchi1.1 km
Domino's1.1 km

Nearby pubs

The Anchor43 m
Silver Fox583 m
Royal Oak880 m
The Robin Hood & Little John1.0 km
Food hygiene (5-star)50% of 6

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

F M T CONSTRUCTION LIMITED

Investment

Investment grade, yield and market outlook

48

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score19/100
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

64.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,413m
Crossrail 2 route18,316m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,870 nationally

1,723

Est. population

6,531/km²

59%

Employed

32%

Degree educated

£41,500

Median income

1.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

66

Community stability

Age profile

24%
15%
20%
19%
22%
Under 1824%
18–3415%
35–4920%
50–6419%
65+22%

Tenure

47%
46%
Own outright47%
Own (mortgage)46%
Private rent6%
Social rent1%
Shared ownership0%

Ethnicity

78%
White British78%
White Other4%
Asian10%
Black6%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine13%
No car household11%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent6%
Social rent1%

vs. London

Income vs London-1.2%
Price vs London-16.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
8
Local approval rate
100%
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)
0
Largest scheme
2 homes · Land Adjoining 57, Land Adjoining 57, Beechway, Bexley, DA5 3DQ
Pipeline pressure
NONE

Named schemes (500m)

49, 49, Bridgen Road, Kemsing Close, Bexley, DA5 1JE2 homes
completed
Rear of 11, Rear of 11, Blendon Road, Bexley, DA5 1BN1 homes
completed
Land to the rear of 18, Land to the rear of 18, Bridgen Road, Bexley, DA5 1JF1 homes
completed
57, 57, Blendon Road, Bexley, DA5 3AA1 homes
completed
172, 172, Murchison Avenue, Bexley, DA5 3LL1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.5%
Election year
2026
MP
Mr Louie French (Conservative)
MP majority
3,548
Constituency
Old Bexley and Sidcup

Councillors

David LeafConservative
Cafer MunurConservative
Nicholas O'HareConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£435,000)

£9,250

Standard buyer

£500

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 DA5 1JF

Full postcodeDA5 1JF
Postcode districtDA5
BoroughLondon Borough of Bexley
WardBlendon & Penhill
Latitude51.445156
Longitude0.132563
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