Blendon & Penhill · Bexley · Old Bexley and Sidcup constituency · 51.44526, 0.13552

DA5 1RD— Blendon & Penhill, Bexley

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

The family fortress

 

Schools 100%Safety 81/100Transport 33/100Yield 3.88%

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
81
Schools
100
Transport
33
Environment
81
Investment
45

The bottom line

DA5 1RD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA5 1RD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for DA5 1RD

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How DA5 1RD 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 · 8 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 · 61 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 2.2km

Crime is 58% below London average

Property

Prices, sales volume and market trends

Avg floor area116.3 m²

EPC breakdown

D
2%
E
2%

Based on 4 properties · Confidence: low

Street mix

Semi 50%Detached 50%

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 yield867 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£290,750
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 (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,333
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2022 · CAGR

+6.5%

Total change

+274%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.8%

per year

Acceleration

+56.11

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Detached50%
Semi-detached50%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£187k£187k+0%1
Help-to-Buy recovery2014–2014£500k£500k+0%1
Pandemic surge2020–2021£535k£480k-10.3%1.5
Rate-rise correction2022–2022£700k£700k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
85 min walk
King George V DLR StationDLR
101 min walk
Gallions Reach DLR StationDLR
105 min walk
No bus stops within 400m

8

Walkability score

30

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 park189m
Santander docks (800m)0
Nearest cycle dock10.1 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.1 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 61%
More green space than 92% of London

Nearest SSSI: Ruxley Gravel Pits SSSI — 4.1 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): 1

Landslide susceptibility: Low

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

8 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBracton Centre · 3.3 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

25

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 (758 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)

958m

Post office

Nearby shops

Hari Newsagent760 m
Montpelier Local791 m

Nearby cafes

Monty's Cafe779 m

Nearby restaurants

Ocean Fresh758 m

Nearby pubs

The Anchor203 m
Silver Fox766 m
Royal Oak965 m
The Robin Hood & Little John995 m
Food hygiene (5-star)89% of 9

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

E

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score19/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

41

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,613m
Crossrail 2 route18,472m

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%

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)
11
Local approval rate
78%
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)
3
Largest scheme
29 homes · SCHOOL LAND, R/O 215-229, SCHOOL LAND, R/O 215-229, UPTON ROAD SOUTH, DA5 1RG
Pipeline pressure
NONE

Named schemes (500m)

49, 49, Bridgen Road, Kemsing Close, Bexley, DA5 1JE2 homes
completed
15, Camden Road, DA5 3NS1 homes
completed
Land rear of 65 & 67, Land rear of 65 & 67, Arbuthnot Lane, Bexley, DA5 1HD1 homes
completed
34, 34, Camden Road, Bexley, DA5 3NR1 homes
completed
Land Adjacent 58, Land Adjacent 58, Basing Drive, Bexley, DA5 1ER1 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

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Key facts for DA5 1RD

Full postcodeDA5 1RD
Postcode districtDA5
BoroughLondon Borough of Bexley
WardBlendon & Penhill
Latitude51.445255
Longitude0.135518
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