Blackfen & Lamorbey
Strong on safety, with higher house prices
Blackfen & Lamorbey at a glance
- House prices
- £498,748
- Higher prices88th percentile
- Schools
- 38th percentile
- Middle
- Transport
- 63rd percentile
- Middle
- Crime rate
- 40.6 per 1,000 residents
- Strong80th percentile
- Flood risk
- 4.8% of the area in flood zones
- Middle49th percentile
Underlying data dates vary by measure.
How to read these figuresIs Blackfen & Lamorbey a good place to live?
Blackfen & Lamorbey may be a good fit for people who value lower crime. The available data also shows the share of land in flood zones is around the middle for England. House prices appear higher than many neighbourhoods nationally, so those factors are worth checking against your priorities.
You can also compare nearby neighbourhoods in Bexley below.
Best fit and trade-offs
May suit
- People prioritising lower crime
Watch out for
- House prices appear higher than many neighbourhoods nationally
Crime rate in Blackfen & Lamorbey
Crime rate
- Crime rate
- 40.6 per 1,000 residents
- Percentile
- 80th percentile nationally
Lower crime than most neighbourhoods nationally.
Recorded crimes and anti-social behaviour per 1,000 residents over the 12 months to June 2026. Higher crime percentiles indicate lower recorded crime. Busy centres can show high rates because crimes are counted where they happen but divided by the people who live there.
House prices in Blackfen & Lamorbey
House prices
- Median sale price
- £498,748
- Percentile
- 88th percentile nationally
House prices appear higher than many neighbourhoods nationally.
Median of 114 standard sales over the 12 months to June 2026, from HM Land Registry. Lower price percentiles indicate lower prices nationally. This is an area figure, not a valuation of a particular home.
Schools in Blackfen & Lamorbey
Schools
38th percentile nationally
Higher percentiles indicate stronger schools indicators nationally.
Flood risk in Blackfen & Lamorbey
Flood risk
4.8% of the area in flood zones 2 or 3
Land in Environment Agency river and sea flood zones 2 or 3. Zone 3, the higher-probability zone, covers 1.4% of the area. That is the 49th percentile among neighbourhoods in England, where higher means more flood-zone land. Surface water is not included, and this is not an address-level assessment: check the flood map for the specific property.
Transport in Blackfen & Lamorbey
Transport
63rd percentile nationally
Higher percentiles indicate stronger transport indicators nationally.
What the full report adds
This public guide covers headline signals for crime, house prices, schools, flood risk and transport. The full report adds deeper lifestyle, health, green space, family and local life data, plus tools to compare and shortlist neighbourhoods.
FAQs
Is Blackfen & Lamorbey a good place to live?
Blackfen & Lamorbey may be a good fit for people who value lower crime. The available data also shows the share of land in flood zones is around the middle for England. House prices appear higher than many neighbourhoods nationally, so those factors are worth checking against your priorities.
Is Blackfen & Lamorbey safe?
Blackfen & Lamorbey ranks in the 80th percentile for crime data; in this dataset, a higher percentile indicates lower crime.
What are house prices like in Blackfen & Lamorbey?
The median sale price was £498,748 in the 12 months to June 2026. House prices are in the 88th percentile nationally; lower percentiles indicate lower prices.
How are schools in Blackfen & Lamorbey?
Schools rank in the 38th percentile nationally for this public profile.
What neighbourhoods are near Blackfen & Lamorbey?
Nearby public profiles include Crook Log North West in Bexley and West Heath in Bexley.
