Blendon & Penhill · Bexley · Old Bexley and Sidcup constituency · 51.44371, 0.11924

DA5 3EL— Blendon & Penhill, Bexley

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

London's quiet achiever

 

Schools 0%Safety 88/100Transport 25/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
88
Schools
16
Transport
25
Environment
75
Investment
37

The bottom line

DA5 3EL offers low crime, fast broadband and a green environment — strong value for 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 Families.

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Location

DA5 3EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: GoodInvestment 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 3EL

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How DA5 3EL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

16

Education score

Poor for families
—

Primary

Sherwood Park Primary School

Not yet inspected · 8 min walk

KS2: 103.9

★

Secondary

Hurstmere School

Requires Improvement · Inspected Sept 2022 · 8 min walk

0% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 60 min walk

2 primaries · 2 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)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Sidcup Fire Station · 2.5km

Crime is 64% 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£4,502/m²
Price per ft²£418/ft²
Avg floor area102.4 m²

EPC breakdown

C
3%
D
12%
E
3%

Based on 18 properties · Confidence: medium

Street mix

Semi 80%Terraced 21%

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£256,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.8%

Total change

+472%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.4%

per year

Acceleration

-14.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached79.1%
Terraced20.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£103k+35.2%2.8
Post-dot-com plateau2001–2004£110k£170k+54.5%1.7
Pre-crash peak2006–2007£183k£250k+36.6%3
GFC & correction2009–2011£275k£220k-20%1
Help-to-Buy recovery2016–2016£298k£298k+0%2
Brexit uncertainty2019–2019£475k£475k+0%4
Pandemic surge2020–2021£395k£518k+31%3
Rate-rise correction2023–2023£421k£421k+0%2
Current market2024–2026£460k£435k-5.4%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+2.9% alpha

Weakest performer

Semi-detached

-0.5% alpha

Terraced+2.9% α
Local
7.5%
District
4.6%
Semi-detached-0.5% α
Local
6.3%
District
6.8%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 - Footscray Lane

Nearby stations

Albany Park - Footscray LaneNational Rail
10 min walk
Abbey WoodElizabeth line
66 min walk
Woolwich Arsenal DLR StationDLR
78 min walk
King George V DLR StationDLR
95 min walk
Gallions Reach DLR StationDLR
100 min walk
No bus stops within 400m

11

Walkability score

31

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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park407m
Santander docks (800m)0
Nearest cycle dock9.2 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
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 AONB44% green spaceTree canopy: 49%
More green space than 93% of London

Nearest SSSI: Ruxley Gravel Pits SSSI — 3.8 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

23 min walk

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalQueen Mary's Hospital · 3.0 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

73

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Silver Fox (479 m)

Nearest supermarketAsda · 1.8 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)

1.2km

Post office

Nearby shops

Montpelier Local445 m

Nearby cafes

Monty's Cafe457 m
Caffe' Cino's1.0 km

Nearby restaurants

The Seabream Fish Bar424 m
Sherwood Garden429 m
Ocean Fresh489 m
Dragon Express509 m

Nearby pubs

Silver Fox479 m
The Three Blackbirds533 m
The Albany975 m

Nearby gyms

Danson Watersports Centre1.0 km

Nearby pharmacies

Osbon Pharmacy970 m
Food hygiene (5-star)58% of 31

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

777 SOLUTIONS LIMITED
DIDA INVESTMENT PROPERTIES LTD
GB ROPE ACCESS TECHS LTD
SIBIOS-IT CONSULTING LIMITED

Investment

Investment grade, yield and market outlook

37

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 score19/100
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

47.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,534m
Crossrail 2 route17,698m

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)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
9
Local approval rate
83%
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
11 homes · Land rear of 467-471, Land rear of 467-471, Blackfen Road, Sidcup, DA15 9NP
Pipeline pressure
NONE

Named schemes (500m)

166, Penhill Road, DA5 3EA8 homes
completed
Blendon Methodist Church, Blendon Methodist Church, Penhill Road, DA5 3EP2 homes
completed
276, 276, Sherwood Park Avenue, Penhill Road, Sidcup, DA15 9JN2 homes
completed
133, 133, Penhill Road, Bexley, DA5 3EU2 homes
completed
26, 26, Albany Close, Bexley, DA5 3ES2 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 3EL

Full postcodeDA5 3EL
Postcode districtDA5
BoroughLondon Borough of Bexley
WardBlendon & Penhill
Latitude51.443707
Longitude0.119242
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