Falconwood & Welling · Bexley · Old Bexley and Sidcup constituency · 51.45752, 0.08290

SE9 2RG— Falconwood & Welling, Bexley

Location and area intelligence for SE9 2RG, Falconwood & Welling, Bexley

The family fortress

 

Schools 100%Safety 87/100Transport 40/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
64
Safety
87
Schools
90
Transport
40
Environment
71
Investment
42

The bottom line

SE9 2RG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE9 2RG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+1.7% vs London avg
vs London crime-55.0% vs London avg

Deep-dive guides for SE9 2RG

🛡️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 2RG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Bishop Ridley Church of England VA Primary School

Not yet inspected · 6 min walk

KS2: 108.6

★★

Secondary

Harris Academy Falconwood

Good · Inspected Oct 2019 · 5 min walk

P8: 0.00A8: 46.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.4 incidents per 1,000 residents

Better than 79% of London
→ Stable

-44% vs borough

Crime by type

Other37%
Vehicle crime25%
Violence & sexual offences19%
Anti-social behaviour13%
Drug offences2%
Robbery2%
Burglary2%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Eltham Fire Station · 1.8km

Crime is 55% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE9 district median

£370,000

Based on 175 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,314/m²
Price per ft²£494/ft²
Avg floor area110.1 m²

EPC breakdown

C
3%
D
19%
E
10%

Based on 32 properties · Confidence: high

Street mix

Semi 97%Detached 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

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 yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£275,250
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

1995–2025 · CAGR

+7.8%

Total change

+858%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.2%

per year

Acceleration

-104.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £400k–£450k · 72 sales

Property Type Mix

Total: 72 sales

Detached2.8%
Semi-detached97.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£130k+116.7%2.7
Post-dot-com plateau2001–2004£151k£204k+35.2%3.2
Pre-crash peak2005–2007£195k£248k+26.9%4.7
GFC & correction2008–2012£207k£284k+37.2%2
Help-to-Buy recovery2013–2016£350k£398k+13.6%3.3
Brexit uncertainty2017–2019£415k£380k-8.4%2
Pandemic surge2020–2020£340k£340k+0%1
Rate-rise correction2022–2022£655k£655k+0%1
Current market2025–2025£575k£575k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.5% alpha

Semi-detached+0.5% α
Local
8.5%
District
8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing8
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Falconwood

Nearby stations

FalconwoodNational Rail
4 min walk
Woolwich Arsenal DLR StationDLR
47 min walk
Abbey WoodElizabeth line
57 min walk
King George V DLR StationDLR
64 min walk
London City Airport DLR StationDLR
70 min walk
No bus stops within 400m

26

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★43 min
Victoria60 min ↑
Waterloo57 min ↑
Canary Wharf58 min ↑
City54 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park99m
Santander docks (800m)0
Nearest cycle dock6.5 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.2 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 25%
More green space than 85% of London

Nearest SSSI: Oxleas Woodlands SSSI — 0.9 km

Energy

Solar: 862 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): 5

Landslide susceptibility: Medium

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 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

33 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalMemorial Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 14.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 746 m
2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.9km

Post office

Nearby shops

Costcutter240 m
Nisa Local823 m

Nearby restaurants

The Falcon Harvester209 m
Taste N Eat247 m
Darjeeling Indian257 m
Codfellas797 m

Nearby pubs

Lingfield243 m
The Jolly Fenman879 m
We Anchor in Hope1.0 km

Nearby pharmacies

Payden's Pharmacy799 m

Nearby health

SunnyDent801 m
Food hygiene (5-star)77% of 13

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

MATHOLOGIX ESTATE LIMITED
MATHOLOGIX LIMITED
MISSINESA LTD
NATALIE BROWN CONSULTING LIMITED
REHAAN RANA PVT LIMITED

+2 more

Investment

Investment grade, yield and market outlook

42

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
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

48.5

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,777m
Crossrail 2 route14,784m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,787 nationally

1,766

Est. population

5,723/km²

69%

Employed

31%

Degree educated

£42,700

Median income

3.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

26%
19%
23%
19%
13%
Under 1826%
18–3419%
35–4923%
50–6419%
65+13%

Tenure

36%
48%
14%
Own outright36%
Own (mortgage)48%
Private rent14%
Social rent1%
Shared ownership0%

Ethnicity

65%
White British65%
White Other10%
Asian12%
Black6%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine19%
No car household16%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent15%
Social rent1%

vs. London

Income vs London+1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
4
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)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
36 homes · Mabel Crout Court, 20, Mabel Crout Court, 20, Lingfield Crescent, London, SE2 9RW
Pipeline pressure
NONE

Named schemes (500m)

Mabel Crout Court, 20, Mabel Crout Court, 20, Lingfield Crescent, London, SE2 9RW36 homes
completed
3, 3, Lingfield Crescent, London, SE9 2RL2 homes
completed
56, 56, Lingfield Crescent, London, SE9 2RJ1 homes
completed
17B, 17B, Lingfield Crescent, London, SE9 2RL1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.6%
Election year
2026
MP
Mr Louie French (Conservative)
MP majority
3,548
Constituency
Old Bexley and Sidcup

Councillors

Christine Margaret CatterallConservative
Dave CurtoisConservative
Barry John Ian SaundersConservative

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Key facts for SE9 2RG

Full postcodeSE9 2RG
Postcode districtSE9
BoroughLondon Borough of Bexley
WardFalconwood & Welling
Latitude51.457515
Longitude0.082901
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