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Becontree market report RM10 9, Dagenham
The standing RM10 9 (Becontree) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 4,548 completed sales registered with HM Land Registry in RM10 9 (Dagenham) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical RM10 9 (Dagenham) home changed hands for £372,500 in 2026 (median of 28 registered sales, up 15% on five years earlier), with the mean at £371,800, and by floor area homes here have averaged about £4,750 per square metre over the last five years. Source: 4,548 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like RM10 9 is a single group of streets within RM10 (Dagenham), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where RM10 9 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.
RM10 9 sold prices: where the market stands
Across 28 registered 2026 sales, the typical (median) RM10 9 home went for £372,500. The mean is £371,800, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in RM10 9
Averaged across five years of sales, floor space in RM10 9 costs about £4,750 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
The national median for England and Wales is £285,000, which puts RM10 9 31% above the country at large.
RM10 9's median sold price, 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 | £372,500 | £372,500 | 28 |
| 2025 | £375,000 | £383,967 | 74 |
| 2024 | £356,000 | £378,501 | 79 |
| 2023 | £365,000 | £401,046 | 58 |
| 2022 | £365,000 | £428,004 | 85 |
| 2021 | £325,000 | £411,492 | 106 |
| 2020 | £315,000 | £408,719 | 75 |
| 2019 | £301,500 | £395,194 | 80 |
| 2018 | £290,000 | £386,575 | 95 |
| 2017 | £294,000 | £400,986 | 123 |
| 2016 | £275,000 | £384,728 | 124 |
| 2015 | £235,000 | £332,055 | 136 |
| 2014 | £200,000 | £283,735 | 133 |
| 2013 | £166,500 | £239,577 | 72 |
| 2012 | £160,000 | £235,500 | 58 |
| 2011 | £151,500 | £228,707 | 77 |
| 2010 | £155,000 | £243,080 | 69 |
| 2009 | £150,000 | £241,126 | 69 |
| 2008 | £180,000 | £295,058 | 128 |
| 2007 | £175,500 | £297,697 | 273 |
| 2006 | £160,000 | £277,740 | 273 |
| 2005 | £156,000 | £277,617 | 185 |
| 2004 | £152,000 | £276,062 | 267 |
| 2003 | £133,000 | £245,018 | 299 |
| 2002 | £105,000 | £197,557 | 263 |
| 2001 | £80,000 | £153,796 | 223 |
| 2000 | £72,000 | £141,300 | 192 |
| 1999 | £62,000 | £123,563 | 233 |
| 1998 | £55,000 | £111,021 | 277 |
| 1997 | £48,800 | £100,079 | 172 |
| 1996 | £44,700 | £94,270 | 122 |
| 1995 | £43,000 | £93,475 | 100 |
In cash terms the typical RM10 9 home went from £43,000 in 1995 to £372,500 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 299%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2022; the current median sits about 13% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the RM10 9 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 (+31.3% on the year before); the weakest, 2009 (−16.7%). 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) | −0.7% | −3.0% |
| 5 years (since 2021) | +2.8% | −2.0% |
| 10 years (since 2016) | +3.1% | −0.3% |
| 20 years (since 2006) | +4.3% | +1.5% |
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.
How many homes change hands in RM10 9
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 28 RM10 9 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 247 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 9
For renting purposes RM10 9 sits in Barking and Dagenham. The ONS average private rent there is £1,690 a month (May 2026). The spread runs from £1,371 a month for a typical one-bed to £2,507 at four-plus bedrooms, which is size doing most of the pricing.
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 £372,500 median sold price makes a gross yield of 5.4%. 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.
What kind of market RM10 9 is
This is a thin market: 28 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.
Asked and answered: RM10 9 (Becontree)
Is RM10 9 (Becontree) a good place to buy a house?
How much did a house sell for in RM10 9 (Becontree)?
Are property prices falling in RM10 9 (Becontree)?
Where do RM10 9 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 15% over five years in cash but down 9% 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
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 9: live asking prices are collected per district.
Of everything listed here, 13% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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 →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in RM
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%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
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
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of RM10, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM10 7 | £399,200 | 20 |
| RM10 8 | £390,000 | 35 |
Zoom out to the full RM10 district report for the type split, monthly volumes and how RM10 compares with its neighbours.
Selling a home in RM10 9? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RM10 9, use the average prices map for a rough value: zoom from RM10 9's shading down to the sold homes on your own street. The figures above are every recorded RM10 9 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim RM10 9.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to RM10 9. Free after a one click sign in.
The live map plots every individual RM10 9 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.