Blendon & Penhill · Bexley · Old Bexley and Sidcup constituency · 51.43924, 0.12760

DA5 3GJ— Blendon & Penhill, Bexley

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

The family fortress

 

Schools 80%Safety 84/100Transport 44/100Low yield 2.49%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
65
Safety
84
Schools
90
Transport
44
Environment
70
Investment
31

The bottom line

DA5 3GJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £650,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

DA5 3GJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+25.0% vs London avg
vs London income+1.7% vs London avg
vs London crime-34.0% vs London avg

Deep-dive guides for DA5 3GJ

🛡️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📈 Up & Coming🔒 Very Safe

“The family fortress”

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How DA5 3GJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hurst Primary School

Not yet inspected · 3 min walk

KS2: 107.0

★★

Secondary

Cleeve Park School

Good · Inspected Feb 2024 · 16 min walk

P8: -0.21A8: 43.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 67 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.2 incidents per 1,000 residents

Better than 68% of London
→ Stable

-18% vs borough

Crime by type

Other39%
Violence & sexual offences18%
Anti-social behaviour17%
Vehicle crime13%
Burglary13%
Theft1%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bexleyheath Fire Station · 3.0km

Crime is 34% below London average

Property

2 Jul

Prices, sales volume and market trends

£650,000

Median sale price

Above London median by 25%

£650,000 is 25% above the London median (£520,000)

-17.7%

This year

Semi-detached

Dominant type

Price history

5-year change
+33.2%
Sales (24 months)9
New build33.3%
Avg detached£677,500
Avg semi-detached£580,000
Avg terraced£650,000
Price per m²£7,004/m²
Price per ft²£651/ft²
Avg floor area94.1 m²

EPC breakdown

C
13%
D
5%

Based on 18 properties · Confidence: medium

Street mix

Semi 49%Terraced 46%Detached 3%Other 3%

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

Stamp duty

Standard buyer£20,000
First-time buyerFTB
£20,000
Additional propertyBTL/2nd
£39,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

15.2×

Price-to-income

£3,252/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield867 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£235,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofAverage thermal transmittance 0.12 W/m²K
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,333
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2026 · CAGR

+4.2%

Total change

+168%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.7%

per year

Acceleration

-13.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 64 sales

Property Type Mix

Total: 64 sales

Detached3.1%
Semi-detached50%
Terraced46.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£200k£270k+35%10.3
Pre-crash peak2005–2006£249k£253k+1.4%3
GFC & correction2008–2012£293k£290k-0.9%2.5
Help-to-Buy recovery2013–2016£330k£391k+18.6%1.5
Brexit uncertainty2017–2019£422k£380k-10%1.7
Pandemic surge2020–2021£485k£488k+0.6%1.5
Rate-rise correction2023–2023£550k£550k+0%2
Current market2024–2026£675k£535k-20.7%3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Weakest performer

Semi-detached

-1% alpha

Terraced+0.6% α
Local
5.3%
District
4.7%
Semi-detached-1% α
Local
4%
District
5%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Albany Park

Nearby stations

Albany ParkNational Rail
6 min walk
Abbey WoodElizabeth line
73 min walk
Woolwich Arsenal DLR StationDLR
87 min walk
King George V DLR StationDLR
104 min walk
Gallions Reach DLR StationDLR
108 min walk
No bus stops within 400m

20

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★33 min
Victoria57 min ↑
Waterloo42 min ↑
Canary Wharf51 min ↑
City46 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)

0

EV chargers (800m)

Nearest car park182m
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 waterLOW
Low
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: 15.8 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 10%
More green space than 81% 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

PLAS MEDDYG SURGERY

40 PARKHILL ROAD, DA5 1HU

15 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalQueen Mary's Hospital · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 14.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketAsda · 2.1 km
1 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

2.1km

Post office

Nearby shops

Montpelier Local374 m
Maylands Store793 m

Nearby cafes

Monty's Cafe369 m
Caffe' Cino's423 m

Nearby restaurants

Ocean Fresh347 m
Beijing Spring368 m
Ruchi385 m
Domino's387 m

Nearby pubs

The Albany350 m
Silver Fox352 m
The Anchor784 m

Nearby pharmacies

Osbon Pharmacy385 m
Food hygiene (5-star)64% of 22

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

NINE PROJECT MANAGEMENT LIMITED
SHEERCLASS WHEELS AND TYRES LTD
VELVET WHIP LTD

Investment

Investment grade, yield and market outlook

31

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score31/100
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

76.2

Price growth score

B
Low

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,197m
Crossrail 2 route18,463m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,998 nationally

1,666

Est. population

4,551/km²

58%

Employed

30%

Degree educated

£42,700

Median income

1.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

62

Community stability

Age profile

23%
14%
20%
20%
23%
Under 1823%
18–3414%
35–4920%
50–6420%
65+23%

Tenure

50%
39%
Own outright50%
Own (mortgage)39%
Private rent11%
Social rent1%
Shared ownership0%

Ethnicity

83%
White British83%
White Other5%
Asian7%
Black3%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine15%
No car household15%
Unemployed2%
No qualifications16%

Housing tenure (Census 2021)

Private rent11%
Social rent1%

vs. London

Income vs London+1.7%
Price vs London+25.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
4
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)
0
Largest scheme
39 homes · 1-9 Norman Parade, 1-9 Norman Parade, Maylands Drive, Sidcup, DA14 4RW
Pipeline pressure
NONE

Named schemes (500m)

ALLOTMENTS AND HEALTH & WELFARE CLINIC, ALLOTMENTS AND HEALTH & WELFARE CLINIC, MURCHISON AVENUE, DA531 homes
completed
80, 80, Carisbrooke Avenue, Bexley, DA5 3HT2 homes
completed
Land adjoining 45, Land adjoining 45, Valentine Avenue, Bexley, DA5 3HF2 homes
completed
25, 25, Montpelier Avenue, Bexley, DA5 3AP1 homes
completed
61, 61, Stansted Crescent, Bexley, DA5 3HZ1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£650,000)

£20,000

Standard buyer

£20,000

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for DA5 3GJ

Full postcodeDA5 3GJ
Postcode districtDA5
BoroughLondon Borough of Bexley
WardBlendon & Penhill
Latitude51.439239
Longitude0.127597
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