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Becontree market report RM8 2, Dagenham
The RM8 2 (Becontree) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 6,018 HM Land Registry entries for RM8 2 (Dagenham), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical RM8 2 (Dagenham) home changed hands for £385,500 in 2026 (median of 40 registered sales, up 14% on five years earlier), with the mean at £357,900, and by floor area homes here have averaged about £4,740 per square metre over the last five years. Source: 6,018 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like RM8 2 is a single group of streets within RM8 (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 RM8 2 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.
What RM8 2 homes really sell for
The RM8 2 median stands at £385,500 for 2026, built from 40 registered sales; the mean, the figure usually quoted as the "average house price", is £357,900, beneath it, usually the sign of a batch of very cheap recorded transfers pulling the average lower.
House prices per square metre in RM8 2
A square metre of RM8 2 home has cost about £4,740 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.
Against a national (England and Wales) median of £285,000, RM8 2 runs 35% above it.
RM8 2's median sold price, 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 | £385,500 | £385,500 | 40 |
| 2025 | £370,000 | £378,848 | 123 |
| 2024 | £358,500 | £381,159 | 92 |
| 2023 | £375,000 | £412,033 | 79 |
| 2022 | £375,000 | £439,730 | 111 |
| 2021 | £338,000 | £427,952 | 116 |
| 2020 | £318,000 | £412,612 | 105 |
| 2019 | £310,000 | £406,336 | 127 |
| 2018 | £305,000 | £406,571 | 143 |
| 2017 | £300,000 | £409,170 | 169 |
| 2016 | £288,000 | £402,915 | 181 |
| 2015 | £250,000 | £353,250 | 240 |
| 2014 | £208,000 | £295,084 | 237 |
| 2013 | £180,000 | £259,002 | 276 |
| 2012 | £173,000 | £254,634 | 176 |
| 2011 | £170,000 | £256,635 | 205 |
| 2010 | £180,000 | £282,286 | 184 |
| 2009 | £155,000 | £249,164 | 84 |
| 2008 | £188,000 | £308,172 | 126 |
| 2007 | £185,000 | £313,812 | 317 |
| 2006 | £165,000 | £286,419 | 296 |
| 2005 | £160,000 | £284,736 | 232 |
| 2004 | £157,500 | £286,051 | 344 |
| 2003 | £140,000 | £257,914 | 318 |
| 2002 | £113,000 | £212,609 | 251 |
| 2001 | £87,500 | £168,214 | 304 |
| 2000 | £75,000 | £147,188 | 223 |
| 1999 | £64,000 | £127,549 | 230 |
| 1998 | £57,500 | £116,068 | 172 |
| 1997 | £55,000 | £112,794 | 211 |
| 1996 | £48,200 | £101,652 | 184 |
| 1995 | £48,000 | £104,345 | 122 |
In cash terms the typical RM8 2 home went from £48,000 in 1995 to £385,500 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 269%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 12% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the RM8 2 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 (+29.1% on the year before); the weakest, 2009 (−17.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What RM8 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +4.2% | +1.8% |
| 5 years (since 2021) | +2.7% | −2.1% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 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.
The turnover behind the prices
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 40 RM8 2 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 286 sales a year before the financial crisis and 89 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.
The shape of the RM8 2 market
This is a thin market: 40 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.
What homes rent for around RM8 2
For renting purposes RM8 2 sits in Barking and Dagenham. The ONS average private rent there is £1,690 a month (May 2026). 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 £385,500 median sold price, £1,690 a month is £20,280 a year, a gross yield of 5.3%: 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.
Common questions on RM8 2 (Becontree)
Are property prices falling in RM8 2 (Becontree)?
Is RM8 2 (Becontree) a good place to buy a house?
How much did a house sell for in RM8 2 (Becontree)?
What happens to RM8 2 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 14% over five years in cash but down 10% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in RM8 today
Turning to what is actually available: 96 homes on the market right now, from 8 agents publishing to HomesIndex.
These cover the whole RM8 district, not just RM8 2: live asking prices are collected per district.
Of everything listed here, 7% asks less than the sold record of comparable homes. 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 RM8 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. 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
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
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in RM8
Sector boundaries hide real price steps. The rest of RM8, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM8 1 | £410,000 | 45 |
| 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.
Before you sell in RM8 2: 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 RM8 2'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.
Estate agents working RM8 2: the featured spot on this report is free for founding agents, one per district. Claim RM8 2.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about RM8 2. Free, with a one click sign in.
See every individual RM8 2 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.