Blendon & Penhill · Bexley · Old Bexley and Sidcup constituency · 51.44246, 0.12816

DA5 3AW— Blendon & Penhill, Bexley

Location and area intelligence for DA5 3AW, Blendon & Penhill, Bexley

The family fortress

 

Schools 100%Safety 88/100Transport 33/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
88
Schools
100
Transport
33
Environment
70
Investment
38

The bottom line

DA5 3AW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 50 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

DA5 3AW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+1.7% vs London avg
vs London crime-65.0% vs London avg

Deep-dive guides for DA5 3AW

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How DA5 3AW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hurst Primary School

Not yet inspected · 2 min walk

KS2: 107.0

★★★

Secondary

Townley Grammar School

Outstanding · Inspected Feb 2023 · 15 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 · 63 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

22.6 incidents per 1,000 residents

Better than 84% of London
→ Stable

-57% vs borough

Crime by type

Anti-social behaviour35%
Other24%
Violence & sexual offences24%
Vehicle crime12%
Drug offences3%
Burglary3%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 2.7km

Crime is 65% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

DA5 district median

£417,500

Based on 58 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,087/m²
Price per ft²£380/ft²
Avg floor area96.8 m²

EPC breakdown

C
3%
D
13%

Based on 16 properties · Confidence: medium

Street mix

Semi 11%Terraced 89%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield867 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£242,000
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+507%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.5%

per year

Acceleration

+1.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached11.3%
Terraced88.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£63k£93k+47.2%3
Post-dot-com plateau2001–2004£157k£285k+81.5%3.2
Pre-crash peak2005–2007£186k£180k-3.2%1.7
GFC & correction2008–2012£248k£242k-2.6%1.3
Help-to-Buy recovery2013–2016£276k£397k+43.9%2.5
Brexit uncertainty2017–2018£335k£409k+22.2%1.5
Rate-rise correction2022–2022£393k£393k+0%1
Current market2025–2025£383k£383k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
6.2%
District
6.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position100

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
7 min walk
Abbey WoodElizabeth line
68 min walk
Woolwich Arsenal DLR StationDLR
84 min walk
King George V DLR StationDLR
100 min walk
Gallions Reach DLR StationDLR
105 min walk
No bus stops within 400m

15

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★50 min
Victoria74 min ↑
Waterloo59 min ↑
Canary Wharf68 min ↑
City63 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)

Nearest car park181m
Santander docks (800m)0
Nearest cycle dock9.8 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: 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: 15.7 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 49%
More green space than 80% of London

Nearest SSSI: Ruxley Gravel Pits SSSI — 3.7 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

ENDOSCOPY (GPSI) DR SK ROY

19 CROOK LOG, DA6 8DZ

22 min walk

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalQueen Mary's Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 14.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketAsda · 1.8 km
5 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)

1.8km

Post office

Nearby shops

Montpelier Local207 m
Maylands Store1.2 km

Nearby cafes

Monty's Cafe194 m
Caffe' Cino's780 m

Nearby restaurants

Ocean Fresh167 m
Beijing Spring723 m
Dragon Express744 m
Ruchi745 m

Nearby pubs

Silver Fox176 m
The Anchor463 m
The Albany709 m
The Three Blackbirds806 m

Nearby pharmacies

Osbon Pharmacy740 m
Food hygiene (5-star)73% of 22

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

DIRECTRIX CONSULTING LTD
LKAB IT LIMITED
MERANTI CONSTRUCTION LIMITED

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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 score20/100
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

66.9

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,169m
Crossrail 2 route18,264m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,326 nationally

1,505

Est. population

9,673/km²

69%

Employed

29%

Degree educated

£42,700

Median income

1.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

62

Community stability

Age profile

22%
21%
21%
20%
16%
Under 1822%
18–3421%
35–4921%
50–6420%
65+16%

Tenure

36%
52%
Own outright36%
Own (mortgage)52%
Private rent10%
Social rent2%
Shared ownership1%

Ethnicity

86%
White British86%
White Other4%
Asian5%
Black2%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine16%
No car household12%
Unemployed2%
No qualifications12%

Housing tenure (Census 2021)

Private rent10%
Social rent2%

vs. London

Income vs London+1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
4
Local approval rate
91%
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
31 homes · ALLOTMENTS AND HEALTH & WELFARE CLINIC, ALLOTMENTS AND HEALTH & WELFARE CLINIC, MURCHISON AVENUE, DA5
Pipeline pressure
NONE

Named schemes (500m)

ALLOTMENTS AND HEALTH & WELFARE CLINIC, ALLOTMENTS AND HEALTH & WELFARE CLINIC, MURCHISON AVENUE, DA531 homes
completed
Land Adjoining 57, Land Adjoining 57, Beechway, Bexley, DA5 3DQ2 homes
completed
86, 86, Crofton Avenue, Bexley, DA5 3AT2 homes
completed
Land to the rear of 18, Land to the rear of 18, Bridgen Road, Bexley, DA5 1JF1 homes
completed
23, 23, Montpelier Avenue, Bexley, DA5 3AP1 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 3AW

Full postcodeDA5 3AW
Postcode districtDA5
BoroughLondon Borough of Bexley
WardBlendon & Penhill
Latitude51.442457
Longitude0.128163
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