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Becontree Castle Green market report RM9 5, Dagenham
The standing RM9 5 (Becontree Castle Green) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 4,064 completed sales registered with HM Land Registry in RM9 5 (Dagenham) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical RM9 5 (Dagenham) home changed hands for £375,500 in 2026 (median of 28 registered sales, up 16% on five years earlier), with the mean at £365,200, and by floor area homes here have averaged about £4,970 per square metre over the last five years. Source: 4,064 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like RM9 5 is a single group of streets within RM9 (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 RM9 5 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 RM9 5 homes really sell for
The 2026 median for RM9 5 is £375,500, taken from 28 registered sales. The mean, which is what most sites call the "average house price", is £365,200, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in RM9 5
By floor space, homes in RM9 5 have sold for about £4,970 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.
England and Wales as a whole trade at a £285,000 median, leaving RM9 5 32% above the national figure.
A typical RM9 5 home, priced year by year (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 | £375,500 | £375,500 | 28 |
| 2025 | £379,000 | £388,063 | 80 |
| 2024 | £362,000 | £384,880 | 77 |
| 2023 | £366,200 | £402,364 | 70 |
| 2022 | £370,000 | £433,867 | 79 |
| 2021 | £325,000 | £411,492 | 121 |
| 2020 | £310,000 | £402,231 | 85 |
| 2019 | £308,000 | £403,714 | 115 |
| 2018 | £310,000 | £413,236 | 103 |
| 2017 | £300,000 | £409,170 | 105 |
| 2016 | £295,000 | £412,708 | 137 |
| 2015 | £245,000 | £346,185 | 133 |
| 2014 | £215,000 | £305,015 | 134 |
| 2013 | £177,000 | £254,685 | 85 |
| 2012 | £163,000 | £239,916 | 82 |
| 2011 | £160,000 | £241,538 | 78 |
| 2010 | £161,000 | £252,489 | 82 |
| 2009 | £155,000 | £249,164 | 76 |
| 2008 | £190,000 | £311,450 | 106 |
| 2007 | £182,500 | £309,571 | 231 |
| 2006 | £165,000 | £286,419 | 228 |
| 2005 | £159,000 | £282,956 | 199 |
| 2004 | £155,000 | £281,510 | 198 |
| 2003 | £138,000 | £254,229 | 257 |
| 2002 | £111,000 | £208,846 | 247 |
| 2001 | £85,500 | £164,369 | 177 |
| 2000 | £74,000 | £145,225 | 158 |
| 1999 | £60,000 | £119,577 | 139 |
| 1998 | £57,000 | £115,059 | 141 |
| 1997 | £53,000 | £108,692 | 122 |
| 1996 | £46,500 | £98,066 | 121 |
| 1995 | £45,000 | £97,823 | 70 |
In cash terms the typical RM9 5 home went from £45,000 in 1995 to £375,500 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 284%: 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 13% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the RM9 5 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 (−18.4%). 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) | −0.9% | −3.2% |
| 5 years (since 2021) | +2.9% | −1.8% |
| 10 years (since 2016) | +2.4% | −0.9% |
| 20 years (since 2006) | +4.2% | +1.4% |
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.
Over the last twelve months of data, 28 sales completed in RM9 5. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 212 sales a year before the financial crisis and 67 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.
How RM9 5 trades
This is a thin market: 28 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.
Rents around RM9 5
RM9 5 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.
Set against the £375,500 median sold price, £1,690 a month is £20,280 a year, a gross yield of 5.4%: 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 RM9 5 (Becontree Castle Green)
How much did a house sell for in RM9 5 (Becontree Castle Green)?
Are property prices falling in RM9 5 (Becontree Castle Green)?
Is RM9 5 (Becontree Castle Green) a good place to buy a house?
Where do RM9 5 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is up 16% over five years in cash but down 9% 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.
RM9's current homes for sale
This is what you could actually buy today: 46 homes currently on the market from 10 agents publishing to HomesIndex.
These cover the whole RM9 district, not just RM9 5: live asking prices are collected per district.
9% of what is on the market here is asking below what comparable homes actually sold for. 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 RM9 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.
The price of an extra bedroom 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%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. 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.
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 RM9
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of RM9, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM9 4 | £385,000 | 27 |
| RM9 6 | £360,000 | 44 |
Zoom out to the full RM9 district report for the type split, monthly volumes and how RM9 compares with its neighbours.
Before you sell in RM9 5: 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 RM9 5'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim RM9 5.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about RM9 5. Free, with a one click sign in.
See every individual RM9 5 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.