Postcode RM8 2EB is located in a major urban area, within the Becontree ward of Barking and Dagenham in the London region, and forms part of the Becontree West area. It has very high deprivation and high crime levels, with around 92.7 crimes per 1,000 residents per year, about 28% below the London average of 130 per 1,000. The average income per household in Becontree West is £65,839 per year. The nearest station is Goodmayes, about 0.7 miles away. There are 15 primary and 1 secondary schools in the area. There is 1 park nearby, the closest large park is Goodmayes Park.
Becontree West has a very high level of deprivation, ranked at position 5,192 out of 32,844 areas in the United Kingdom, placing it within the top 16% most deprived areas in England.
Becontree West has a high crime rate, with approximately 92.7 reported incidents per 1,000 population each year.
Approximately 10.4% of homes on this street are social housing provided by a local council or housing association. Across the surrounding area, around 34.6% of dwellings are socially rented.
The average income per household in Becontree West is £65,839 per year.
No significant noise sources from railways or roads near RM8 2EB.
Becontree West near RM8 2EB has no flood risk (less than 0.1% chance of a flood each year) from rivers and sea.
The nearest station is Goodmayes located about 0.7 miles away. There are 2 stations nearby.
| Distance | Zone | Name | Lines | Directions |
|---|---|---|---|---|
| 0.7 mi | 4 | Goodmayes | Elizabeth | Walking directions to Goodmayes |
| 0.9 mi | 4 | Seven Kings | Elizabeth, Greater Anglia | Walking directions to Seven Kings |
| Distance | Name | Size | Directions |
|---|---|---|---|
| 0.3 mi | Goodmayes Park | Large | Walking directions to Goodmayes Park |
Based on 41 recent sales, the median property price is £410,000 (about £473 per square foot) in Becontree area, with individual transactions ranging from £245,000 up to £507,000.
| Type | Sales | Median | £/sq ft |
|---|---|---|---|
| Semi-Detached | 11 | £430,000 | £433 |
| Terraced | 29 | £400,000 | £474 |
| Flats | 1 | £245,000 | £599 |
Sale price
| Year | Flats | Semi-Detached | Terraced |
|---|---|---|---|
| 2016 | £185,000 | £315,000 | £322,500 |
| 2017 | £195,000 | £310,000 | £300,000 |
| 2018 | £165,000 | £350,000 | £320,000 |
| 2019 | £189,750 | £330,000 | £320,000 |
| 2020 | £253,000 | £357,500 | £313,000 |
| 2021 | £227,000 | £375,000 | £339,000 |
| 2022 | £220,500 | £402,500 | £382,500 |
| 2023 | £203,000 | £400,000 | £405,000 |
| 2024 | £212,500 | £385,000 | £380,000 |
| 2025 | £209,000 | £444,500 | £395,000 |
| 2026 | £245,000 | £410,000 | £400,000 |
Price per sq ft
| Year | Flats | Semi-Detached | Terraced |
|---|---|---|---|
| 2016 | £411 | £364 | £405 |
| 2017 | £395 | £343 | £367 |
| 2018 | £341 | £367 | £374 |
| 2019 | £441 | £379 | £372 |
| 2020 | £379 | £387 | £396 |
| 2021 | £335 | £403 | £416 |
| 2022 | £453 | £436 | £445 |
| 2023 | £410 | £437 | £413 |
| 2024 | £402 | £449 | £446 |
| 2025 | £350 | £444 | £479 |
| 2026 | £599 | £467 | £474 |
There were 36 recent sold properties in the last 18 months near RM8 2EB.
| Date | Address | Type | Tenure | Price | Map |
|---|---|---|---|---|---|
| 17 Apr 2026 | 36, Mayesbrook Road, Dagenham, RM8 2EB | Semi-Detached | Freehold | £507,000 | |
| 30 Jul 2025 | 43, Mayesbrook Road, Dagenham, RM8 2EA | Semi-Detached | Freehold | £430,000 | |
| 05 Mar 2025 | 33, Mayesbrook Road, Dagenham, RM8 2EA | Semi-Detached | Freehold | £510,000 | |
| 22 May 2026 | 34, Holden Close, Dagenham, RM8 2QS | Terraced | Freehold | £388,000 | |
| 06 Nov 2025 | 1, Holden Close, Dagenham, RM8 2QS | Semi-Detached | Freehold | £475,000 |
In the RM8 2EB postcode area, located within Becontree West, there are 15 primary and 1 secondary schools in close proximity.
4 nearby supermarkets & convenience stores within mi of RM8 2EB
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.2 mi | Premier Shop | Becontree Avenue, Barking and Dagenham, RM8 2UL | Walking directions to Premier Shop |
| 0.3 mi | Lidl | 807-829 Longbridge Road, Dagenham, RM8 2DB | Walking directions to Lidl |
| 0.3 mi | Londis | 286 Becontree Avenue, Dagenham, RM8 2TR | Walking directions to Londis |
| 0.5 mi | Newz & Booze | Lodge Avenue, Redbridge, IG11 9BZ | Walking directions to Newz & Booze |
Annual council tax rates for Barking and Dagenham district.
Council tax bands are based on the value of your property. Most homes fall into bands A to D.
Elected local representatives for RM8 2EB, including ward councillors and the local member of parliament.
Edna Fergus
Becontree - Elected 7 May 2026
Muhammad Saleem
Becontree - Elected 7 May 2026
Nesil Caliskan
Barking - Elected 4 Jul 2024
The area around RM8 2EB records about 93 crimes per 1,000 residents per year, which is a high crime rate for England: it scores 8 out of 10 on the Area360 crime scale, where 10 is the highest crime level. Across London as a whole the rate is about 130 per 1,000. The most common offences locally are violence and sexual offences, anti-social behaviour and vehicle crime.
The median sale price around RM8 2EB in Becontree West is £410,000 (about £473 per square foot) based on 41 registered sales according to HM Land Registry data.
There are 20 schools close to RM8 2EB, including Becontree Primary School (Good), Endeavour House School (Good) and Mayespark Primary School (Good). Ratings are from the latest Ofsted inspections.
The closest station to RM8 2EB is Goodmayes in TfL zone 4, about 1,072 m away, serving the Elizabeth line.
RM8 2EB scores 9 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 5,192 of 32,844 in England on the official Index of Multiple Deprivation (rank 1 is the most deprived).
The Member of Parliament for Barking covering RM8 2EB is Nesil Caliskan (Labour Party), elected at the 2024 general election. The area is represented by 2 local councillors: Edna Fergus (Labour Party) and Muhammad Saleem (Labour Party).