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Becontree market report RM8 3, Dagenham
The RM8 3 (Becontree) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 3,948 sales registered with HM Land Registry in RM8 3 (Dagenham) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for RM8 3 (Dagenham) is £375,000, from 29 registered sales, up 14% on five years earlier; the mean is £370,200, and by floor area homes here have averaged about £4,870 per square metre over the last five years. Behind the figures sit 3,948 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
RM8 3 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 3 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 buyers actually paid in RM8 3
Across 29 registered 2026 sales, the typical (median) RM8 3 home went for £375,000. The mean is £370,200, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in RM8 3
Measured by floor area, the last five years of RM8 3 sales average about £4,870 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
England and Wales as a whole trade at a £285,000 median, leaving RM8 3 32% above the national figure.
RM8 3's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £375,000 | £375,000 | 29 |
| 2025 | £381,000 | £390,111 | 80 |
| 2024 | £357,800 | £380,415 | 72 |
| 2023 | £370,000 | £406,540 | 69 |
| 2022 | £360,000 | £422,141 | 93 |
| 2021 | £329,800 | £417,569 | 114 |
| 2020 | £315,000 | £408,719 | 87 |
| 2019 | £302,500 | £396,505 | 77 |
| 2018 | £306,500 | £408,570 | 95 |
| 2017 | £300,000 | £409,170 | 104 |
| 2016 | £295,000 | £412,708 | 109 |
| 2015 | £247,800 | £350,141 | 126 |
| 2014 | £213,000 | £302,178 | 115 |
| 2013 | £175,200 | £252,095 | 110 |
| 2012 | £160,000 | £235,500 | 78 |
| 2011 | £160,000 | £241,538 | 81 |
| 2010 | £158,500 | £248,569 | 81 |
| 2009 | £155,000 | £249,164 | 64 |
| 2008 | £182,500 | £299,156 | 106 |
| 2007 | £180,000 | £305,330 | 230 |
| 2006 | £165,000 | £286,419 | 232 |
| 2005 | £158,000 | £281,176 | 190 |
| 2004 | £153,000 | £277,878 | 195 |
| 2003 | £137,000 | £252,387 | 201 |
| 2002 | £113,000 | £212,609 | 215 |
| 2001 | £85,000 | £163,408 | 196 |
| 2000 | £74,000 | £145,225 | 152 |
| 1999 | £63,000 | £125,556 | 157 |
| 1998 | £58,000 | £117,077 | 131 |
| 1997 | £51,700 | £106,026 | 130 |
| 1996 | £46,000 | £97,012 | 126 |
| 1995 | £50,000 | £108,692 | 103 |
In cash terms the typical RM8 3 home went from £50,000 in 1995 to £375,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 245%, so homes here got dearer in substance, not only in cash. 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 RM8 3 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 (+32.9% on the year before); the weakest, 2009 (−15.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.6% | −3.9% |
| 5 years (since 2021) | +2.6% | −2.1% |
| 10 years (since 2016) | +2.4% | −1.0% |
| 20 years (since 2006) | +4.2% | +1.4% |
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.
Sales activity in RM8 3
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.
Over the last twelve months of data, 29 sales completed in RM8 3. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 201 sales a year before the financial crisis and 69 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 RM8 3
The local authority for RM8 3 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.
£1,690 a month is £20,280 a year, which against the £375,000 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 RM8 3 is
This is a thin market: 29 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.
RM8 3 (Becontree): the questions that come up
How much did a house sell for in RM8 3 (Becontree)?
Are property prices falling in RM8 3 (Becontree)?
Is RM8 3 (Becontree) a good place to buy a house?
Are RM8 3 prices heading up or down?
The record answers a different question than "what happens next": the median is up 14% over five years in cash but down 10% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in RM8 right now
The live side of the market holds 96 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole RM8 district, not just RM8 3: live asking prices are collected per district.
7% of current listings sit under the prices comparable homes actually fetched. 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 →
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
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. 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
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 1 | £410,000 | 45 |
| RM8 2 | £385,500 | 40 |
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 3: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RM8 3, use the average prices map for a rough value: zoom from RM8 3's shading down to the sold homes on your own street. The figures above are every recorded RM8 3 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working RM8 3: the featured spot on this report is free for founding agents, one per district. Claim RM8 3.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to RM8 3. Free after a one click sign in.
See every individual RM8 3 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.