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Becontree West

England / London / Barking and Dagenham / Becontree West

About

Becontree West is a residential area in the London Borough of Barking and Dagenham. It forms part of the larger Becontree estate, one of the largest public housing developments in the world. The area is primarily made up of terraced and semi-detached homes, built in the 1920s and 1930s. Green spaces like Parsloes Park provide recreational areas for residents.

The area has good transport links, with Becontree Underground station serving the District line. Local amenities include shops along Green Lane and schools such as Hunters Hall Primary. Becontree West is a quiet, family-oriented neighbourhood with a strong sense of community. The area retains its historical character while being close to central London.

Area overview

On average Becontree West has very high deprivation and moderate crime levels, with around 80 crimes per 1,000 residents per year. Approximately 33.4% of homes in this area are social housing provided by a local council or housing association. The average income of residents in Becontree West is £45,800 per year. There are 4 schools in Becontree West: 3 primary (0 Outstanding and 2 Good) and 0 secondary (0 Outstanding and 0 Good). On average most houses in area has low public transport connectivity.

Crime rate

5/10

Crimes per 1k residents

Deprivation level

9/10

Income level

1/10

Social housing

33.4%

Connectivity

4/10

Area Profile

Becontree West Population

12,864

Population density

13,380.5 per km²

Demographics

British

3,606

28.03%

African

2,258

17.55%

Other White

1,969

15.31%

Bangladeshi

994

7.73%

Pakistani

989

7.69%

Total population: 12,864

Housing

Owns with a mortgage

1,074

25.25%

Private landlord or letting agency

1,047

24.61%

Social rents from council

934

21.96%

Other social rented

536

12.6%

Owns outright

472

11.1%

Total households: 4,254

Property prices in Becontree West

Based on 47 recent sales, the median property price is £360,000 in Becontree West area, with individual transactions ranging from £180,000 up to £504,100.

Price per property type (last year)

Type	Sales	Median	5th percentile	25th percentile (Lower quartile)	75th percentile (Upper quartile)	95th percentile
Flats	13	£249,995	£192,000	£206,000	£280,000	£323,800
Semi-Detached	6	£407,500	£281,500	£328,750	£430,000	£433,750
Terraced	28	£376,750	£331,750	£353,750	£405,000	£484,250

10 years price trend in Becontree West

All postcodes in Becontree West

RM82EB

Mayesbrook Road

RM82HJ

Cotman Mews

RM82RL

Lindsey Road

RM82XT

Bushgrove Road

RM82FD

Academy Way

RM82HD

Marlborough Road

RM82FU

Lodge Avenue

RM82NS

Wood Lane

RM82UA

Becontree Avenue

RM82AD

Goring Gardens

RM82AE

Becontree West

RM82RG

Lacey Drive

RM82RH

Lacey Drive

RM82AF

Becontree West

RM82DU

Gainsborough Road

RM82FN

Campus Avenue

RM82FT

Chancellor Way

RM82NP

Marlborough Road

RM82NR

Marlborough Road

RM82UR

Becontree Avenue

RM82YR

Peartree Gardens

RM82FS

Chancellor Way

RM82NW

Cotman Mews

RM82YD

Dronfield Gardens

RM82ER

Highgrove Road

RM82JA

Academy Way

RM82NL

Highgrove Road

RM82RJ

Hammonds Close

RM82XS

Bowes Road

RM82BD

Farmway

RM82BU

Highgrove Road

RM82JF

Campden Way

RM82UJ

Becontree Avenue

RM82YJ

Fitzstephen Road

RM82AG

Hewett Road

RM82BB

Crossway

RM82DB

Lodge Avenue

RM82DS

Sylvan Way

RM82ED

Earls Walk

RM82GJ

Becontree West

RM82GS

Brooking Close

RM82NN

Fitzstephen Road

RM82XR

Babington Road

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Data Sources

All data is sourced from official UK government agencies and public datasets. Last updated: 01/10/2025.

HM Land Registry • Police.uk • DfE • ONS • TfL • National Rail