Blendon & Penhill · Bexley · Old Bexley and Sidcup constituency · 51.43989, 0.11741

DA5 3EA— Blendon & Penhill, Bexley

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

The family fortress

 

Schools 75%Safety 88/100Transport 30/100Yield 3.88%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
88
Schools
61
Transport
30
Environment
73
Investment
46

The bottom line

DA5 3EA offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 59 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

DA5 3EA

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+1.7% vs London avg
vs London crime-67.0% vs London avg

Deep-dive guides for DA5 3EA

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How DA5 3EA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Sherwood Park Primary School

Not yet inspected · 11 min walk

KS2: 103.9

★

Secondary

Hurstmere School

Requires Improvement · Inspected Sept 2022 · 3 min walk

75% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 65 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

21.4 incidents per 1,000 residents

Better than 85% of London
→ Stable

-60% vs borough

Crime by type

Other31%
Vehicle crime23%
Violence & sexual offences23%
Anti-social behaviour17%
Drug offences3%
Burglary3%
Theft0%
Robbery0%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sidcup Fire Station · 2.2km

Crime is 67% below London average

Property

Prices, sales volume and market trends

Avg floor area72.6 m²

EPC breakdown

A
1%
B
8%
C
1%
D
2%
E
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 28%Terraced 6%Detached 17%Flat 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£181,500
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsAverage thermal transmittance 0.18 W/m²K
RoofAverage thermal transmittance 0.1 W/m²K
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,333
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+4%

Total change

+179%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.5%

per year

Acceleration

+49.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 18 sales

Property Type Mix

Total: 18 sales

Detached16.7%
Semi-detached27.8%
Terraced5.6%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£130k£130k+0%1
Pre-crash peak2006–2006£217k£217k+0%1
GFC & correction2008–2009£250k£250k+0%1
Help-to-Buy recovery2015–2015£500k£500k+0%1
Brexit uncertainty2018–2019£560k£521k-7%1
Rate-rise correction2022–2023£325k£363k+11.5%5.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-7% alpha

Flat/maisonette-7% α
Local
-13.1%
District
-6.1%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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 - Footscray Lane

Nearby stations

Albany Park - Footscray LaneNational Rail
5 min walk
Abbey WoodElizabeth line
72 min walk
Woolwich Arsenal DLR StationDLR
81 min walk
King George V DLR StationDLR
99 min walk
Gallions Reach DLR StationDLR
104 min walk
No bus stops within 400m

6

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★59 min
Victoria82 min ↑
Waterloo63 min ↑
Canary Wharf70 min ↑
City70 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park36m
Santander docks (800m)0
Nearest cycle dock9.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

33%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed233 Mbps
Median download232 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.1 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 13%
More green space than 91% of London

Nearest SSSI: Ruxley Gravel Pits SSSI — 3.3 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

28 min walk

0

GPs within 1km

Dentists within 1km

Nearest hospitalQueen Mary's Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 14.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Silver Fox (628 m)

No restaurants within 800m — nearest: Ocean Fresh (636 m)

Nearest supermarketAsda · 2.2 km
1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Montpelier Local602 m

Nearby cafes

Monty's Cafe614 m
Caffe' Cino's765 m

Nearby restaurants

Ocean Fresh636 m
Beijing Spring715 m
Albany Grill774 m
Fortune Inn782 m

Nearby pubs

Silver Fox628 m
The Albany750 m
The Three Blackbirds976 m

Nearby pharmacies

Osbon Pharmacy723 m
Food hygiene (5-star)80% of 5

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

AXIS TALENT MANAGEMENT LTD
BEXLEY MANOR NURSERY SCHOOL LIMITED
PENHILL PROPERTY INVESTMENTS LTD
UNTITLED ENTERTAINMENT LTD

Investment

Investment grade, yield and market outlook

46

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

41.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,488m
Crossrail 2 route17,880m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,898 nationally

1,637

Est. population

4,367/km²

61%

Employed

34%

Degree educated

£42,700

Median income

0.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

65

Community stability

Age profile

23%
17%
19%
21%
19%
Under 1823%
18–3417%
35–4919%
50–6421%
65+19%

Tenure

46%
48%
Own outright46%
Own (mortgage)48%
Private rent6%
Social rent1%

Ethnicity

78%
White British78%
White Other4%
Asian11%
Black3%
Mixed2%
Other2%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine13%
No car household9%
Unemployed2%
No qualifications13%

Housing tenure (Census 2021)

Private rent6%
Social rent1%

vs. London

Income vs London+1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
6
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)
4
Largest scheme
8 homes · 166, Penhill Road, DA5 3EA
Pipeline pressure
NONE

Named schemes (500m)

166, Penhill Road, DA5 3EA8 homes
completed
133, 133, Penhill Road, Bexley, DA5 3EU2 homes
completed
Land at 232, Land at 232, Hurst Road, Sidcup, DA15 9AN1 homes
completed
236, 236, Hurst Road, Sidcup, DA5 3DY1 homes
completed
Land adjacent to 104, Land adjacent to 104, Foots Cray Lane, Canterbury Avenue, Sidcup, DA14 4NR1 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 3EA

Full postcodeDA5 3EA
Postcode districtDA5
BoroughLondon Borough of Bexley
WardBlendon & Penhill
Latitude51.439891
Longitude0.117410
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