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Becontree market report RM8, Dagenham
The RM8 (Becontree) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 15,019 registered sales in RM8 (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: a typical RM8 (Dagenham) home changed hands for £387,800 in 2026 (median of 114 registered sales, up 16% on five years earlier), with the mean at £375,600, and by floor area homes here have averaged about £4,840 per square metre over the last five years. Source: 15,019 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
RM8 is a postcode district covering Dagenham, Becontree, Becontree Heath 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 RM8 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 homes really sell for
Across 114 registered 2026 sales, the typical (median) RM8 home went for £387,800. The mean is £375,600, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in RM8
Measured by floor area, the last five years of RM8 sales average about £4,840 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.
Against a national (England and Wales) median of £285,000, RM8 runs 36% above it.
The price of a typical RM8 home, 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 | £387,800 | £387,800 | 114 |
| 2025 | £382,200 | £391,340 | 290 |
| 2024 | £360,000 | £382,754 | 238 |
| 2023 | £375,000 | £412,033 | 222 |
| 2022 | £370,000 | £433,867 | 318 |
| 2021 | £335,000 | £424,153 | 326 |
| 2020 | £319,000 | £413,909 | 271 |
| 2019 | £315,000 | £412,890 | 323 |
| 2018 | £310,000 | £413,236 | 394 |
| 2017 | £303,000 | £413,262 | 427 |
| 2016 | £297,000 | £415,506 | 539 |
| 2015 | £250,000 | £353,250 | 571 |
| 2014 | £215,000 | £305,015 | 499 |
| 2013 | £180,000 | £259,002 | 485 |
| 2012 | £170,000 | £250,219 | 345 |
| 2011 | £170,000 | £256,635 | 457 |
| 2010 | £173,000 | £271,309 | 358 |
| 2009 | £160,000 | £257,201 | 245 |
| 2008 | £188,000 | £308,172 | 340 |
| 2007 | £183,000 | £310,419 | 792 |
| 2006 | £165,500 | £287,287 | 733 |
| 2005 | £160,000 | £284,736 | 635 |
| 2004 | £157,000 | £285,143 | 768 |
| 2003 | £140,000 | £257,914 | 779 |
| 2002 | £114,000 | £214,490 | 752 |
| 2001 | £87,000 | £167,253 | 720 |
| 2000 | £75,000 | £147,188 | 580 |
| 1999 | £64,000 | £127,549 | 611 |
| 1998 | £58,500 | £118,086 | 493 |
| 1997 | £54,000 | £110,743 | 559 |
| 1996 | £48,500 | £102,284 | 466 |
| 1995 | £49,000 | £106,518 | 369 |
In cash terms the typical RM8 home went from £49,000 in 1995 to £387,800 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 264%, 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 RM8 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 (+31.0% on the year before); the weakest, 2009 (−14.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +1.5% | −0.9% |
| 5 years (since 2021) | +3.0% | −1.8% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 74% of the typed total. In 2003, the last year both were recorded here, a detached home traded at £156,000 against £103,000 for a flat, a 51% premium.
Median by property type, RM8
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 | £156,000 (2003) | – | 14 |
| Semi-detached | £410,000 | 9 | 1,618 |
| Terraced | £395,000 | 87 | 11,104 |
| Flats | £245,000 | 18 | 2,253 |
How many homes change hands in RM8
The year-by-year sales count
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.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 236 RM8 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 720 sales a year before the financial crisis and 236 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
For renting purposes RM8 sits in Barking and Dagenham. The ONS average private rent there is £1,690 a month (May 2026). Size sets most of the rent: one-beds average £1,371 a month here against £2,507 for four or more bedrooms.
Average monthly rent by size, Barking and Dagenham
ONS Price Index of Private Rents, May 2026.
Set against the £387,800 median sold price, £1,690 a month is £20,280 a year, a gross yield of 5.2%: 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.
What people ask about RM8 (Becontree)
How much did a house sell for in RM8 (Becontree)?
Are property prices falling in RM8 (Becontree)?
Is RM8 (Becontree) a good place to buy a house?
What happens to RM8 prices now?
The record answers a different question than "what happens next": the median is up 16% over five years in cash but down 9% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in RM8 today
Everything above is what homes in RM8 sold for. This is what you could actually buy today: 96 homes currently on the market from 8 agents publishing to HomesIndex, at a typical asking price 3% above the RM8 median sold price.
Of everything listed here, 7% asks less than the sold record of comparable homes. 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 →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
RM8 ranks 5 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.
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.
Inside RM8, 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 |
|---|---|---|
| RM8 1 | £410,000 | 45 |
| RM8 2 | £385,500 | 40 |
| RM8 3 | £375,000 | 29 |
How RM8 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 | £390,000 | +15% |
| RM8 (this report) | £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% |
Selling in RM8? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RM8, use the average prices map for a rough value: zoom from RM8's shading down to the sold homes on your own street. The figures above are every recorded RM8 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 RM8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with RM8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every RM8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.