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Becontree market report RM10 7, Dagenham
The standing RM10 7 (Becontree) property market report, rebuilt from the full public record every month. Everything below comes from 3,571 sales recorded by HM Land Registry in RM10 7 (Dagenham) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical RM10 7 (Dagenham) home changed hands for £399,200 in 2026 (median of 20 registered sales, up 16% on five years earlier), with the mean at £388,800, and by floor area homes here have averaged about £4,660 per square metre over the last five years. Source: 3,571 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
RM10 7 is a postcode sector: one group of streets inside RM10 (Dagenham). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where RM10 7 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
The going rate for a home in RM10 7
The 2026 median for RM10 7 is £399,200, taken from 20 registered sales. The mean, which is what most sites call the "average house price", is £388,800, practically level with it: prices here bunch tightly around the middle.
House prices per square metre in RM10 7
The last five years of sales put RM10 7 at roughly £4,660 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
England and Wales as a whole trade at a £285,000 median, leaving RM10 7 40% above the national figure.
A typical RM10 7 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £399,200 | £399,200 | 20 |
| 2025 | £392,500 | £401,886 | 78 |
| 2024 | £360,000 | £382,754 | 63 |
| 2023 | £395,500 | £434,558 | 76 |
| 2022 | £395,000 | £463,183 | 86 |
| 2021 | £344,000 | £435,548 | 88 |
| 2020 | £325,000 | £421,694 | 81 |
| 2019 | £315,000 | £412,890 | 135 |
| 2018 | £310,000 | £413,236 | 83 |
| 2017 | £296,500 | £404,396 | 108 |
| 2016 | £290,000 | £405,713 | 107 |
| 2015 | £250,000 | £353,250 | 100 |
| 2014 | £214,000 | £303,596 | 124 |
| 2013 | £175,000 | £251,808 | 92 |
| 2012 | £173,000 | £254,634 | 67 |
| 2011 | £159,000 | £240,029 | 92 |
| 2010 | £175,800 | £275,700 | 96 |
| 2009 | £156,500 | £251,575 | 64 |
| 2008 | £200,000 | £327,842 | 65 |
| 2007 | £192,000 | £325,685 | 225 |
| 2006 | £170,000 | £295,098 | 195 |
| 2005 | £168,000 | £298,972 | 185 |
| 2004 | £165,000 | £299,672 | 165 |
| 2003 | £145,000 | £267,125 | 176 |
| 2002 | £115,000 | £216,372 | 201 |
| 2001 | £89,500 | £172,059 | 146 |
| 2000 | £76,000 | £149,150 | 113 |
| 1999 | £66,000 | £131,535 | 108 |
| 1998 | £61,000 | £123,133 | 129 |
| 1997 | £56,000 | £114,845 | 132 |
| 1996 | £50,100 | £105,659 | 88 |
| 1995 | £51,500 | £111,953 | 83 |
In cash terms the typical RM10 7 home went from £51,500 in 1995 to £399,200 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 257%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2022, and today's median remains roughly 14% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the RM10 7 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+28.5% on the year before); the weakest, 2009 (−21.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +1.7% | −0.7% |
| 5 years (since 2021) | +3.0% | −1.7% |
| 10 years (since 2016) | +3.2% | −0.2% |
| 20 years (since 2006) | +4.4% | +1.5% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
How many homes change hands in RM10 7
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The register shows 20 RM10 7 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 176 sales a year before the financial crisis and 65 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What homes rent for around RM10 7
The local authority for RM10 7 is Barking and Dagenham, and its ONS average private rent currently stands at £1,690 a month (May 2026 figures). A one-bed averages £1,371 a month here and a four-or-more-bed £2,507, so size does most of the work in setting the rent.
Average monthly rent by size, Barking and Dagenham
ONS Price Index of Private Rents, May 2026.
£1,690 a month is £20,280 a year, which against the £399,200 median sold price makes a gross yield of 5.1%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
How RM10 7 trades
This is a thin market: 20 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
Common questions on RM10 7 (Becontree)
How much did a house sell for in RM10 7 (Becontree)?
Are property prices falling in RM10 7 (Becontree)?
Is RM10 7 (Becontree) a good place to buy a house?
Where do RM10 7 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 16% over five years in cash but down 8% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
RM10's current homes for sale
This is what you could actually buy today: 38 homes currently on the market from 7 agents publishing to HomesIndex.
These cover the whole RM10 district, not just RM10 7: live asking prices are collected per district.
13% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every RM10 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: RM prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the RM area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £450,000 | £575,000 (+28%) | £830,000 (+44%) | £1,150,000 (+39%) |
| Semi-detached | £365,000 | £425,000 (+16%) | £485,000 (+14%) | £635,000 (+31%) | £772,500 (+22%) |
| Terraced | £330,000 | £380,000 (+15%) | £435,000 (+14%) | £527,750 (+21%) | £662,500 (+26%) |
| Flat | £222,000 | £280,000 (+26%) | £360,000 (+29%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the RM area is the point: the same five years treated these districts very differently.
RM area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in RM10
A few minutes' walk can separate two very different markets. Here are RM10's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM10 8 | £390,000 | 35 |
| RM10 9 | £372,500 | 28 |
Zoom out to the full RM10 district report for the type split, monthly volumes and how RM10 compares with its neighbours.
Thinking of selling in RM10 7? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in RM10 7, open the average prices map and zoom from the RM10 7 shading down to the sold homes on your own street. Every recorded RM10 7 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim RM10 7.
Dig further
Behind the answers sits the same Land Registry record as this page, with RM10 7 already set as the subject. Free, one click sign in.
The live map plots every individual RM10 7 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.