Blendon & Penhill · Bexley · Old Bexley and Sidcup constituency · 51.44050, 0.11619

DA5 3EE— Blendon & Penhill, Bexley

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

The family fortress

 

Schools 80%Safety 88/100Transport 29/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
88
Schools
64
Transport
29
Environment
77
Investment
41

The bottom line

DA5 3EE offers exceptional schools (80% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 59 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

DA5 3EE

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-64.0% vs London avg

Deep-dive guides for DA5 3EE

🛡️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 3EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

Sherwood Park Primary School

Not yet inspected · 10 min walk

KS2: 103.9

★

Secondary

Hurstmere School

Requires Improvement · Inspected Sept 2022 · 3 min walk

80% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 64 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

23.6 incidents per 1,000 residents

Better than 84% of London
→ Stable

-55% vs borough

Crime by type

Other29%
Violence & sexual offences26%
Drug offences16%
Anti-social behaviour11%
Vehicle crime8%
Theft5%
Burglary5%
Robbery0%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Sidcup Fire Station · 2.1km

Crime is 64% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,593/m²
Price per ft²£427/ft²
Avg floor area111.7 m²

EPC breakdown

A
1%
C
7%
D
7%
E
1%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 52%Detached 48%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield867 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£279,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.7%

Total change

+429%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.4%

per year

Acceleration

+24.45

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 31 sales

Property Type Mix

Total: 31 sales

Detached48.4%
Semi-detached51.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£102k£135k+32.4%1.3
Post-dot-com plateau2001–2003£204k£223k+9.4%3
Pre-crash peak2007–2007£313k£313k+0%1
GFC & correction2008–2012£393k£280k-28.7%2.2
Brexit uncertainty2017–2018£503k£420k-16.4%1.5
Pandemic surge2021–2021£647k£647k+0%3
Rate-rise correction2023–2023£593k£593k+0%1
Current market2024–2025£498k£540k+8.4%2

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+1.3% alpha

Weakest performer

Semi-detached

-2% alpha

Detached+1.3% α
Local
5.2%
District
3.9%
Semi-detached-2% α
Local
2.9%
District
4.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

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
6 min walk
Abbey WoodElizabeth line
71 min walk
Woolwich Arsenal DLR StationDLR
80 min walk
King George V DLR StationDLR
97 min walk
Gallions Reach DLR StationDLR
103 min walk
No bus stops within 400m

7

Walkability score

36

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park102m
Santander docks (800m)0
Nearest cycle dock9.1 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 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.0 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 10%
More green space than 95% of London

Nearest SSSI: Ruxley Gravel Pits SSSI — 3.4 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 · 2.6 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

80

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Silver Fox (685 m)

Nearest supermarketAsda · 2.2 km
3 tennis courts2 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)

1.3km

Post office

Nearby shops

Montpelier Local657 m

Nearby cafes

Monty's Cafe669 m
Caffe' Cino's873 m

Nearby restaurants

Ocean Fresh695 m
Sherwood Garden776 m
The Seabream Fish Bar781 m
Beijing Spring824 m

Nearby pubs

Silver Fox685 m
The Three Blackbirds940 m

Nearby pharmacies

Osbon Pharmacy831 m
Food hygiene (5-star)50% of 12

Business

Local businesses registered here

Active businesses
5
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

DSK ELECTRICAL SERVICES LIMITED
GLC HOMES LTD
INFALLIBLE LIMITED
MM GOLD STAR LTD
MM TOOTH STAR LTD

Investment

Investment grade, yield and market outlook

41

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 score18/100
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

57.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,391m
Crossrail 2 route17,771m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,881 nationally

1,612

Est. population

7,301/km²

62%

Employed

27%

Degree educated

£42,700

Median income

3.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

64

Community stability

Age profile

21%
17%
19%
21%
21%
Under 1821%
18–3417%
35–4919%
50–6421%
65+21%

Tenure

46%
44%
Own outright46%
Own (mortgage)44%
Private rent9%
Social rent1%
Shared ownership0%

Ethnicity

81%
White British81%
White Other5%
Asian7%
Black3%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine18%
No car household12%
Unemployed2%
No qualifications17%

Housing tenure (Census 2021)

Private rent9%
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)
2
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
82, 82, Rowley Avenue, Sidcup, DA15 9LG2 homes
completed
133, 133, Penhill Road, Bexley, DA5 3EU2 homes
completed
5, Viewfield Road, DA5 3EE1 homes
completed
Hurstmere School, Hurstmere School, Hurst Road, Sidcup, DA15 9AW1 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 3EE

Full postcodeDA5 3EE
Postcode districtDA5
BoroughLondon Borough of Bexley
WardBlendon & Penhill
Latitude51.440498
Longitude0.116186
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