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Becontree market report RM10 8, Dagenham
The RM10 8 (Becontree) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 5,562 sales recorded by HM Land Registry in RM10 8 (Dagenham) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical RM10 8 (Dagenham) home changed hands for £390,000 in 2026 (median of 35 registered sales, up 12% on five years earlier), with the mean at £349,000, and by floor area homes here have averaged about £4,820 per square metre over the last five years. Source: 5,562 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
RM10 8 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 8 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 8
35 sales were registered in RM10 8 in 2026, and the middle one of them, the median, went for £390,000. The mean works out at £349,000, below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
Price per square metre in RM10 8
A square metre of RM10 8 home has cost about £4,820 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
For scale: the England and Wales median is £285,000, so RM10 8 trades 37% above the country as a whole.
A typical RM10 8 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £390,000 | £390,000 | 35 |
| 2025 | £376,500 | £385,503 | 118 |
| 2024 | £370,000 | £393,386 | 99 |
| 2023 | £363,500 | £399,398 | 98 |
| 2022 | £373,000 | £437,385 | 95 |
| 2021 | £347,000 | £439,347 | 133 |
| 2020 | £310,000 | £402,231 | 89 |
| 2019 | £313,000 | £410,268 | 102 |
| 2018 | £300,000 | £399,906 | 143 |
| 2017 | £300,000 | £409,170 | 152 |
| 2016 | £285,000 | £398,718 | 163 |
| 2015 | £230,000 | £324,990 | 186 |
| 2014 | £214,800 | £304,731 | 182 |
| 2013 | £180,000 | £259,002 | 135 |
| 2012 | £165,000 | £242,859 | 101 |
| 2011 | £165,000 | £249,087 | 93 |
| 2010 | £160,000 | £250,921 | 103 |
| 2009 | £156,000 | £250,771 | 92 |
| 2008 | £190,000 | £311,450 | 137 |
| 2007 | £185,000 | £313,812 | 313 |
| 2006 | £165,000 | £286,419 | 438 |
| 2005 | £159,000 | £282,956 | 293 |
| 2004 | £157,500 | £286,051 | 254 |
| 2003 | £135,500 | £249,624 | 269 |
| 2002 | £110,000 | £206,964 | 278 |
| 2001 | £85,000 | £163,408 | 269 |
| 2000 | £72,000 | £141,300 | 202 |
| 1999 | £60,000 | £119,577 | 226 |
| 1998 | £54,000 | £109,003 | 191 |
| 1997 | £50,500 | £103,565 | 195 |
| 1996 | £48,000 | £101,230 | 146 |
| 1995 | £43,000 | £93,475 | 232 |
In cash terms the typical RM10 8 home went from £43,000 in 1995 to £390,000 in 2026, roughly 9 times the price. Inflation explains only part of it: in today's money the rise is still about 317%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 11% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the RM10 8 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 (+29.4% on the year before); the weakest, 2009 (−17.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +3.6% | +1.2% |
| 5 years (since 2021) | +2.4% | −2.4% |
| 10 years (since 2016) | +3.2% | −0.2% |
| 20 years (since 2006) | +4.4% | +1.6% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Sales activity in RM10 8
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
RM10 8 recorded 35 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 290 sales a year before the financial crisis and 89 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
Rents around RM10 8
The local authority for RM10 8 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.
Set against the £390,000 median sold price, £1,690 a month is £20,280 a year, a gross yield of 5.2%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
How RM10 8 trades
Only 35 sales completed here in the last twelve months of data, which makes RM10 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Asked and answered: RM10 8 (Becontree)
How much did a house sell for in RM10 8 (Becontree)?
Are property prices falling in RM10 8 (Becontree)?
Is RM10 8 (Becontree) a good place to buy a house?
Are RM10 8 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 12% over five years in cash but down 11% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
RM10's current homes for sale
The live side of the market holds 38 homes at the moment, listed by 7 agents publishing to HomesIndex.
These cover the whole RM10 district, not just RM10 8: live asking prices are collected per district.
13% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every RM10 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
What another bedroom costs in RM
What homes of each size actually sold for across the RM area, from the Land Registry record. 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%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. 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
The districts that gained and lost most in cash terms, each row linking through to its own 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 7 | £399,200 | 20 |
| 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.
Selling in RM10 8? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at RM10 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim RM10 8.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about RM10 8. Free, with a one click sign in.
The live map plots every individual RM10 8 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.