Dagenham house prices

Dagenham house prices are built from 40,389 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 23 Jun 2026. The median price paid across the whole record is £160,000. Across the 10 years from 2016 to 2026 the median moved +32.8% in cash — but once inflation is taken out, the change in 2026 money is -4.9%.

HM Land Registry40,389 sales12,306 with floor areaLatest sale 23 Jun 2026

The chart tracks the median Dagenham house price for every year with a recorded sale, from 1995 to 2026. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.

The highest yearly median on record for Dagenham is £385,000 in 2026; the lowest is £47,000 in 1995. Across the full 32-year record the cash median has moved from £47,000 to £385,000.

In 2026 money that first median is worth £104,362, so the real change over the whole record is +268.9% — about +4.30% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.

Over the last decade alone the difference is stark: +32.8% in cash against -4.9% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.

Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.

These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to Dagenham values — no mix of property types can flatter the number.

The mix of property types explains a large part of any area's median. Dagenham is dominated by the type at the top of this table, so its overall median leans that way.

Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 13,726 certificates cover Dagenham, and their median floor area is 71 m².

The median across the whole register is 76 m², so homes here are smaller than average — -6.6%. Size explains a large part of why one area's median price sits above another's, which is why the price per square metre further up this page is the fairer comparison.

7,044 of the sales on record are leasehold and 33,345 freehold — 17.4% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.

The median leasehold sale is £125,000 and the median freehold sale £166,000 — a gap of +32.8%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.

New builds sold for more than the median existing home — +3.1%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.

A further 3,590 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.

Every certificate carries an energy efficiency band as well as a floor area. Across Barking and Dagenham, 46.5% of 98,155 certificates sit in bands A to C, and 2.0% in F or G — the bands that cost the most to heat and are hardest to mortgage.

The Office for National Statistics puts the mean private rent in Barking and Dagenham at £1,693 a month as of Jun 2026 — £1,373 for a one-bedroom home and £1,891 for three bedrooms.

Against the median sale of £160,000 here, that rent is a gross yield of 12.70% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.

Police forces publish every recorded street-level crime. Within a mile of the centre of RM8, 571 crimes were recorded in Jun 2026: 212 violent, 21 burglary, 52 vehicle-related and 90 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 3.4 times busier.

Against the 218,869 residents the 2021 census counted in Barking and Dagenham, that is 2.61 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.

A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.

The 2021 census counted 218,869 residents in Barking and Dagenham across 73,902 households. 44.1% of those households own their home and 55.7% rent — a split the sold record cannot show, because only owners appear in it.

12 state and independent schools have a RM8 postcode: 9 primary, 2 secondary, 1 all-through. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.

The median across the whole archive is £157,500. Dagenham sits above that national figure — +1.6%.

Where an EPC floor area could be matched to the sale, the median works out at £2,254 per square metre, across 12,306 of the 40,389 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.

The full range on record runs from £5,040 to £750,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.

Dagenham sits in Barking and Dagenham, in London.

The Office for National Statistics puts the median home in Barking and Dagenham at 9.5 times median local earnings of £39,599 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.

Streets in Dagenham

• Becontree Avenue521 sales
• Goresbrook Road403 sales
• Heathway379 sales
• Valence Avenue379 sales
• Beam Avenue370 sales
• Third Avenue370 sales
• Western Avenue370 sales
• Oval Road North350 sales
• Longbridge Road345 sales
• Porters Avenue342 sales
• Wood Lane332 sales
• Rugby Road323 sales
• Plumtree Close319 sales
• Hedgemans Road313 sales
• Green Lane311 sales
• Lodge Avenue310 sales
• Sheppey Road301 sales
• Rainham Road South297 sales
• St Marks Place287 sales
• Ivyhouse Road279 sales
• Marston Avenue264 sales
• Stamford Road262 sales
• Woodward Road259 sales
• Bonham Road249 sales
• Reede Road245 sales
• Second Avenue243 sales
• Grafton Road237 sales
• Academy Way236 sales
• Parsloes Avenue227 sales
• Downing Road225 sales
• Spring Close224 sales
• School Road218 sales
• Valence Wood Road216 sales
• Oxlow Lane209 sales
• Temple Avenue209 sales
• Hunters Hall Road208 sales
• Whalebone Lane South208 sales
• Lillechurch Road206 sales
• Burdetts Road200 sales
• Marlborough Road197 sales
• Osborne Square195 sales
• Sterry Road195 sales
• Ilchester Road194 sales
• Pedley Road191 sales
• Bennetts Castle Lane190 sales
• Fitzstephen Road189 sales
• Bentry Road181 sales
• Holden Close178 sales
• Baron Road177 sales
• Campden Crescent174 sales
• Clemence Road174 sales
• Shafter Road174 sales
• Broad Street173 sales
• Oval Road South171 sales
• St Georges Road168 sales
• Grosvenor Road165 sales
• Bromhall Road164 sales
• Hunters Square164 sales
• Halbutt Street161 sales
• Lichfield Road161 sales

Postcode districts covering Dagenham

• RM8£164,000 median
• RM10£156,000 median
• RM9£160,000 median

What is the average house price in Dagenham?

The median price paid in Dagenham across every sale on the register is £160,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.

How many homes have sold in Dagenham?

40,389 sales are on record for Dagenham, the most recent completing on 23 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.

Have Dagenham house prices actually risen?

In cash, the median rose +32.8% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -4.9%. Both numbers are true; only the second one tells you whether buying here preserved value.

When were Dagenham house prices at their highest?

The highest yearly median on record is £385,000, set in 2026. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.

What is the price per square metre in Dagenham?

£2,254 per square metre, from the 12,306 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.

How current is this data?

The latest sale shown here completed on 23 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.

Cite this page: Sold Price History, “Dagenham house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.