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Becontree market report RM8 1, Dagenham
The standing RM8 1 (Becontree) property market report, rebuilt from the full public record every month. Underneath every chart here sit 5,053 registered sales in RM8 1 (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 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in RM8 1 (Dagenham) sold for £410,000 in 2026, the median of 45 registered sales, up 21% on five years earlier. The mean was £394,800, and by floor area homes here have averaged about £4,930 per square metre over the last five years. The figures cover 5,053 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
RM8 1 is one sector of RM8 (Dagenham): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where RM8 1 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 RM8 1
In the RM8 1 property market, the 2026 median sale price is £410,000, from 45 registered sales; the mean, the "average house price" most sites quote, is £394,800, sitting practically level with it: prices here bunch tightly around the middle.
What a square metre costs in RM8 1
Averaged across five years of sales, floor space in RM8 1 costs about £4,930 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.
England and Wales as a whole trade at a £285,000 median, leaving RM8 1 44% above the national figure.
RM8 1's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £410,000 | £410,000 | 45 |
| 2025 | £401,000 | £410,589 | 87 |
| 2024 | £375,000 | £398,702 | 74 |
| 2023 | £375,000 | £412,033 | 74 |
| 2022 | £380,000 | £445,593 | 114 |
| 2021 | £340,000 | £430,484 | 96 |
| 2020 | £328,000 | £425,587 | 79 |
| 2019 | £330,000 | £432,551 | 119 |
| 2018 | £315,000 | £419,901 | 156 |
| 2017 | £310,000 | £422,809 | 154 |
| 2016 | £315,000 | £440,688 | 249 |
| 2015 | £250,000 | £353,250 | 205 |
| 2014 | £225,000 | £319,202 | 147 |
| 2013 | £190,000 | £273,391 | 99 |
| 2012 | £173,000 | £254,634 | 91 |
| 2011 | £190,000 | £286,827 | 171 |
| 2010 | £171,000 | £268,172 | 93 |
| 2009 | £169,000 | £271,669 | 97 |
| 2008 | £194,000 | £318,007 | 108 |
| 2007 | £187,500 | £318,052 | 245 |
| 2006 | £170,000 | £295,098 | 205 |
| 2005 | £163,000 | £290,074 | 213 |
| 2004 | £160,500 | £291,499 | 229 |
| 2003 | £145,000 | £267,125 | 260 |
| 2002 | £117,200 | £220,511 | 286 |
| 2001 | £87,700 | £168,599 | 220 |
| 2000 | £80,000 | £157,000 | 205 |
| 1999 | £65,000 | £129,542 | 224 |
| 1998 | £60,800 | £122,729 | 190 |
| 1997 | £57,000 | £116,896 | 218 |
| 1996 | £50,700 | £106,924 | 156 |
| 1995 | £49,800 | £108,258 | 144 |
In cash terms the typical RM8 1 home went from £49,800 in 1995 to £410,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 279%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 8% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the RM8 1 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 (+33.6% on the year before); the weakest, 2009 (−12.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What RM8 1 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.2% | −0.1% |
| 5 years (since 2021) | +3.8% | −1.0% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 20 years (since 2006) | +4.5% | +1.7% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
How many homes change hands in RM8 1
How many homes change hands
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.
RM8 1 recorded 45 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 233 sales a year before the financial crisis and 79 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.
What homes rent for around RM8 1
RM8 1 falls under Barking and Dagenham, where the ONS puts the average private rent 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 £410,000 median sold price makes a gross yield of 4.9%. 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 RM8 1 trades
Only 45 sales completed here in the last twelve months of data, which makes RM8 1 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Common questions on RM8 1 (Becontree)
Are property prices falling in RM8 1 (Becontree)?
Is RM8 1 (Becontree) a good place to buy a house?
How much did a house sell for in RM8 1 (Becontree)?
What happens to RM8 1 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 21% over five years in cash but down 5% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in RM8 now
This is what you could actually buy today: 96 homes currently on the market from 8 agents publishing to HomesIndex.
These cover the whole RM8 district, not just RM8 1: live asking prices are collected per district.
7% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
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 RM8 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
The Land Registry record, split by size: what each kind of home actually sold for across the RM area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the RM area is the point: the same five years treated these districts very differently.
Winners and losers across the RM area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in RM8
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of RM8, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM8 2 | £385,500 | 40 |
| RM8 3 | £375,000 | 29 |
Zoom out to the full RM8 district report for the type split, monthly volumes and how RM8 compares with its neighbours.
Selling in RM8 1? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in RM8 1, open the average prices map and zoom from the RM8 1 shading down to the sold homes on your own street. Every recorded RM8 1 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim RM8 1.
Go deeper
Behind the answers sits the same Land Registry record as this page, with RM8 1 already set as the subject. Free, one click sign in.
See every individual RM8 1 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.
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.