Blackfen & Lamorbey · Bexley · Old Bexley and Sidcup constituency · 51.43821, 0.07953

SE9 2DH— Blackfen & Lamorbey, Bexley

Location and area intelligence for SE9 2DH, Blackfen & Lamorbey, Bexley

The family fortress

 

Schools 100%Safety 85/100Transport 42/100Yield 4.38%

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
65
Safety
85
Schools
90
Transport
42
Environment
71
Investment
51

The bottom line

SE9 2DH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE9 2DH

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-1.0% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for SE9 2DH

🛡️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 SE9 2DH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Dulverton Primary School

Not yet inspected · Inspected Dec 2024 · 3 min walk

KS2: 108.6

★★

Secondary

Leigh Stationers' Academy

Good · Inspected Jan 2023 · 20 min walk

P8: -0.29A8: 46.0

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 · 73 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.2 incidents per 1,000 residents

Better than 75% of London
→ Stable

-33% vs borough

Crime by type

Violence & sexual offences35%
Anti-social behaviour25%
Other23%
Vehicle crime11%
Burglary5%
Drug offences2%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sidcup Fire Station · 1.6km

Crime is 46% below London average

Property

Prices, sales volume and market trends

Avg floor area83.5 m²

EPC breakdown

B
5%
C
1%

Based on 6 properties · Confidence: low

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 yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£208,750
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.18 W/m²K
RoofAverage thermal transmittance 0.1 W/m²K
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
New Eltham

Nearby stations

New ElthamNational Rail
8 min walk
Woolwich Arsenal DLR StationDLR
73 min walk
Abbey WoodElizabeth line
82 min walk
Lewisham DLR StationDLR
88 min walk
King George V DLR StationDLR
90 min walk
No bus stops within 400m

24

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★32 min
Victoria56 min ↑
Waterloo41 min ↑
Canary Wharf50 min ↑
City45 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

12

Car parks (800m)

2

EV chargers (800m)

Nearest car park136m
Santander docks (800m)0
Nearest cycle dock7.0 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: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.9 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 10%
More green space than 90% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.8 km

Energy

Solar: 862 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield861.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NEW ELTHAM AND BLACKFEN MEDICAL CENTRE

52 THAXTED ROAD, NEW ELTHAM, SE9 3PT

7 min walk

70%

Recommend GP

70%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEltham Community Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 16.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

139

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Beehive (616 m)

Nearest supermarketCo-op Food · 599 m
7 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

490m

Post office

Nearby shops

A&A Avery Hill Convenience Store309 m
8 till Late316 m
Labam's514 m
Cinar Village Market518 m

Nearby cafes

The Avery325 m
The Bubble & Sausage329 m
Lucy's Kitchen655 m
The Tudor Cafe869 m

Nearby restaurants

USA Chicken and Pizza303 m
Stop Off Burger305 m
New Eltham Grill314 m
Mandarin House322 m

Nearby pubs

The Beehive616 m
The Halfway House618 m
The Black Boy901 m

Nearby gyms

Charlton Athletic FC Training Ground821 m
Make A Difference878 m
The Pilates Space889 m
Food hygiene (5-star)68% of 19

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

HERITAGE VALETING AND CLEANING LIMITED
INNOVATIONS TROVE LTD

Investment

Investment grade, yield and market outlook

51

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score18/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

39.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,935m
Crossrail 2 route16,140m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,993 nationally

1,619

Est. population

6,900/km²

58%

Employed

27%

Degree educated

£41,600

Median income

1.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

26%
17%
18%
20%
18%
Under 1826%
18–3417%
35–4918%
50–6420%
65+18%

Tenure

32%
39%
20%
Own outright32%
Own (mortgage)39%
Private rent9%
Social rent20%
Shared ownership0%

Ethnicity

80%
White British80%
White Other6%
Asian6%
Black3%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine18%
No car household14%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Social rent20%
Private rent9%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
3
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)
2
Largest scheme
156 homes · FORMER ABWC WORKS, 33, FORMER ABWC WORKS, 33, AVERY HILL ROAD, SE9
Pipeline pressure
NONE

Named schemes (500m)

Former Petrol Station, 38, Former Petrol Station, 38, Avery Hill Road, Avery Hill, SE9 2BJ7 homes
completed
Garages Rear of 2 - 16 and 56 - 68, Garages Rear of 2 - 16 and 56 - 68, Oakley Drive, London, SE9 2HQ5 homes
completed
Garages Adjacent to 1, Garages Adjacent to 1, Oakley Drive, London, SE9 2HQ3 homes
completed
51, 51, Sidewood Road, London, SE9 2EZ2 homes
completed
39, 39, Eastnor Road, Eltham, SE9 2BG2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.8%
Election year
2026
MP
Mr Louie French (Conservative)
MP majority
3,548
Constituency
Old Bexley and Sidcup

Councillors

Brian John BishopConservative
Peter CraskeConservative
Frazer BrooksConservative

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Key facts for SE9 2DH

Full postcodeSE9 2DH
Postcode districtSE9
BoroughLondon Borough of Bexley
WardBlackfen & Lamorbey
Latitude51.438213
Longitude0.079533
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