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Neighbourhood profile
Blackfen & Lamorbey
Bexley, London
PocketsLamorbey (Blackfen Road · Parish Wood · Hollyoak Wood Park · Beverley Wood · Willersley Park)Longlands & Halfway (Wincham Bridge · Wyncham Stream · Old Farm Park)Falconwood (Blackfen Road · south-east)
Blackfen & Lamorbey sits in north-west Bexley, between Sidcup and Welling, a ward of 1930s suburban streets built out around the older park at Lamorbey. The mansion at Lamorbey Park, with its attached Dairy and Caretaker's House, gives the ward three Grade II listed buildings clustered around an eighteenth-century landscape now used as a drama school. Safety scores here are among the highest in the ward set, and eleven outstanding-rated schools sit within reach. The nonFood venue count is respectable for outer south-east London. The trade-offs are substantial. Public-transport access is only moderate — there is no Tube and the nearest rail stations at Sidcup and New Eltham leave much of the ward on a walk or bus ride. Green space beyond the Lamorbey grounds is thin, with Hollyoak Wood Park the largest at under five hectares, and conservation-area coverage is limited to around eight percent of the ward.
- Strongest87Safety
Low recorded crime relative to the rest of London
- Also strong63Property prices & growth
Strong combination of affordability, price momentum and turnover
- Watch out0Area development
Little recent major-development activity
At a glance
- Limited public-transport access
- 3 listed buildings
- 8.1% covered by a conservation area
- 2 schools rated Outstanding by Ofsted within 1 km
- Largest green space: Hollyoak Wood Park (4.8 hectares)
- 74 open venues (33 food and drink, 41 other)
10 pockets across 3 named areas · coloured by overall score.See on full map ↗
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Blackfen & Lamorbey, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
63Better than 85% of London
How scores work - Purchase affordability65
- Rent affordability65
- Price momentum (5yr)51
- Activity (turnover)80
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Blackfen & Lamorbey: 207 sales recorded (2025)32-yr price trend £—
Safety
87Better than 99% of London
- Personal safety88
- Property crime89
- Anti-social behaviour84
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Blackfen & Lamorbey: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
25Better than 5% of London
Median public-transport access is basic (TfL PTAL 2.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Blackfen & Lamorbey: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
61Better than 71% of London
- Air quality77
- Quietness38
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
13Better than 15% of London
- Nightlife0
- Dining7
- Arts & culture0
- Retail & shops7
- Sports & recreation7
- Independent scene29
- Vitality (openings, diversity)31
74 open venues nearby — 33 food & drink, 41 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Blackfen & Lamorbey: the mix behind 74 open venues—% independent
Education
50Better than 33% of London
- Primary schools50
- Secondary schools50
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Blackfen & Lamorbey: 5 schools, each with its inspection record
Heritage
6Better than 17% of London
3 listed buildings · 8% under a conservation area
- Lamorbey ParkGrade II
- Dairy at Lamorbey ParkGrade II
- Caretaker's House at Lamorbey ParkGrade II
From Historic England's National Heritage List for England.
Nature Access
54Better than 25% of London
- Green spaces71
- Waterways25
Largest green space: Hollyoak Wood Park (5 ha). ~19 ha of green space in total.
Area development
0Shared lowest band with 24% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
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- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Blackfen & Lamorbey
For Blackfen & Lamorbey: 207 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min5 schools' inspection records74 venues mapped
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What's changing in Blackfen & Lamorbey
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Blackfen & Lamorbey, quick answers
- Is Blackfen & Lamorbey safe?
- Blackfen & Lamorbey scores 87 for safety, based on street-level recorded crime (police.uk) — one of London's safer wards on this measure. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Blackfen & Lamorbey a good place to live?
- Blackfen & Lamorbey scores 40 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are safety (87) and property prices & growth (63); its weakest is area development (0). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Blackfen & Lamorbey?
- Limited public-transport access: Transport for London rates the typical spot in Blackfen & Lamorbey 2 on its 0–8 public-transport access scale, which puts the ward at 25 for connectivity relative to the rest of London.
- Is Blackfen & Lamorbey expensive to buy in?
- Relative to the rest of London, Blackfen & Lamorbey is mid-priced by London standards: its purchase-affordability score is 13/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Blackfen & Lamorbey?
- Blackfen & Lamorbey scores 50 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 2 schools within a kilometre hold an Outstanding rating.
Where else to look
Wards with a similar profile
- Barnehurst · Bexley
- Endlebury · Waltham Forest
- Blendon & Penhill · Bexley
- East Wickham · Bexley
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Find areas that score like this one, with the price difference for each.
Nearby wards
- Falconwood & Welling · Bexley
- Longlands · Bexley
- Sidcup · Bexley
- Eltham Town & Avery Hill · Greenwich
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