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Becontree market report RM10, Dagenham
The RM10 (Becontree) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 13,681 registered sales in RM10 (Dagenham) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in RM10 (Dagenham) came in at £390,000, out of 83 registered, up 15% on five years earlier, and the mean stands at £366,300, and by floor area homes here have averaged about £4,750 per square metre over the last five years. The record behind it is 13,681 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
RM10 is a postcode district covering Dagenham, Becontree in Dagenham. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where RM10 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.
Today's RM10 prices, from the sold record
Take the 83 registered 2026 sales in RM10 and the middle price, the median, is £390,000. The mean lands at £366,300, beneath it, usually the sign of a batch of very cheap recorded transfers pulling the average lower.
RM10 prices by floor area
By floor space, homes in RM10 have sold for about £4,750 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
For scale: the England and Wales median is £285,000, so RM10 trades 37% above the country as a whole.
The price of a typical RM10 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £390,000 | £390,000 | 83 |
| 2025 | £375,000 | £383,967 | 270 |
| 2024 | £362,000 | £384,880 | 241 |
| 2023 | £375,000 | £412,033 | 232 |
| 2022 | £375,000 | £439,730 | 266 |
| 2021 | £338,000 | £427,952 | 327 |
| 2020 | £318,000 | £412,612 | 245 |
| 2019 | £310,000 | £406,336 | 317 |
| 2018 | £300,000 | £399,906 | 321 |
| 2017 | £297,500 | £405,760 | 383 |
| 2016 | £281,500 | £393,821 | 394 |
| 2015 | £240,000 | £339,120 | 422 |
| 2014 | £210,000 | £297,922 | 439 |
| 2013 | £175,000 | £251,808 | 299 |
| 2012 | £164,500 | £242,123 | 226 |
| 2011 | £157,800 | £238,217 | 262 |
| 2010 | £162,800 | £255,312 | 268 |
| 2009 | £152,500 | £245,145 | 225 |
| 2008 | £188,000 | £308,172 | 330 |
| 2007 | £183,000 | £310,419 | 811 |
| 2006 | £165,000 | £286,419 | 906 |
| 2005 | £160,000 | £284,736 | 663 |
| 2004 | £157,000 | £285,143 | 686 |
| 2003 | £135,500 | £249,624 | 744 |
| 2002 | £108,000 | £203,201 | 742 |
| 2001 | £83,200 | £159,948 | 638 |
| 2000 | £73,000 | £143,263 | 507 |
| 1999 | £62,000 | £123,563 | 567 |
| 1998 | £56,000 | £113,040 | 597 |
| 1997 | £51,000 | £104,591 | 499 |
| 1996 | £47,000 | £99,121 | 356 |
| 1995 | £45,000 | £97,823 | 415 |
In cash terms the typical RM10 home went from £45,000 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 299%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 11% 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 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 (+29.8% on the year before); the weakest, 2009 (−18.9%). 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) | +4.0% | +1.6% |
| 5 years (since 2021) | +2.9% | −1.8% |
| 10 years (since 2016) | +3.3% | −0.1% |
| 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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 63% of the typed total. In 2021, the last year both were recorded here, a detached home traded at £402,500 against £208,000 for a flat, 1.9 times the price.
Median by property type, RM10
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £402,500 (2021) | – | 117 |
| Semi-detached | £425,000 | 15 | 1,713 |
| Terraced | £390,000 | 55 | 8,658 |
| Flats | £195,000 | 12 | 3,150 |
The turnover behind the prices
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
RM10 recorded 200 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 712 sales a year before the financial crisis and 218 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
Rents around RM10
RM10 falls under Barking and Dagenham, where the ONS puts the average private rent at £1,690 a month (May 2026 figures). 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 £390,000 median sold price makes a gross yield of 5.2%. 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 people ask about RM10 (Becontree)
Are property prices falling in RM10 (Becontree)?
Is RM10 (Becontree) a good place to buy a house?
How much did a house sell for in RM10 (Becontree)?
Will RM10 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 15% over five years in cash but down 9% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in RM10 today
Everything above is what homes in RM10 sold for. Turning to what is actually available: 38 homes on the market right now, from 7 agents publishing to HomesIndex, at a typical asking price 4% below the RM10 median sold price.
13% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
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.
Bedroom by bedroom: RM prices by size
Real sold prices by size across the RM area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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
RM10 ranks 6 of 20 in the RM area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, RM area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside RM10, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM10 7 | £399,200 | 20 |
| RM10 8 | £390,000 | 35 |
| RM10 9 | £372,500 | 28 |
How RM10 compares nearby
Same city, different markets. The neighbouring districts of the RM area, dearest first:
| District | Median | 5-year |
|---|---|---|
| RM4 | £570,000 | -8% |
| RM14 | £535,000 | -3% |
| RM11 | £498,000 | +8% |
| RM2 | £487,500 | +3% |
| RM12 | £475,000 | +12% |
| RM1 | £467,500 | +37% |
| RM6 | £435,000 | +9% |
| RM13 | £435,000 | +18% |
| RM5 | £430,000 | +10% |
| RM3 | £420,000 | +16% |
| RM7 | £420,000 | +10% |
| RM16 | £400,000 | +13% |
| RM10 (this report) | £390,000 | +15% |
| RM8 | £387,800 | +16% |
| RM9 | £372,500 | +13% |
| RM15 | £357,500 | +12% |
| RM18 | £332,500 | +16% |
| RM17 | £330,000 | +14% |
| RM20 | £305,200 | +15% |
| RM19 | £223,000 | -2% |
Before you sell in RM10: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at RM10'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim RM10.
Dig further
Behind the answers sits the same Land Registry record as this page, with RM10 already set as the subject. Free, one click sign in.
See every individual RM10 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.