Neighbourhood · Barking and Dagenham

Becontree South: house prices and how the area is changing

Official figures for the Becontree South neighbourhood of Barking and Dagenham, England (ONS area Barking and Dagenham 012). Headline figures assembled 11 October 2026. Additional local information checked 13 October 2026. Postcodes RM8, RM9. Figures that read a point use the neighbourhood's centre, near RM9 4BJ.

A neighbourhood with below-average incomes, showing some signs of gentrification

Becontree South is a neighbourhood with below-average incomes; it shows some signs of gentrification against Barking and Dagenham (2 of 22 signals rising, 1 falling). Houses here typically resell for £376,000 (median resale price, 2023-2025). Recorded crime is lower than across Barking and Dagenham (0.8 times the borough's rate), schools nearby are improving in line with the council's, and the nearest station, Becontree, is about a 6-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical house price

£376,000

Median resale price of houses in the neighbourhood, 2023-2025; +20% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Below average income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Some signs

Weighted balance +0.06; 2 of 22 signals up, 1 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 3 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 3 to 4.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£60,800

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.8 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Becontree South sits in Barking and Dagenham

Typical house price: 6th lowest of the 20 neighbourhoods in Barking and Dagenham with enough house sales for one
Average household income: 5th lowest of 22 neighbourhoods in Barking and Dagenham

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Becontree South

Median resale price of houses each year here and across Barking and Dagenham, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Barking and Dagenham, 2002 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

2 of 22 counted signals point towards rising affluence against Barking and Dagenham, 1 the other way and 19 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Income deprivation ranking
Borough against the region

Falling behind the borough

Benefit claims (DWP)

Stations and schools nearby

Nearest stations

Becontree Underground station, about a 6-minute walk from the neighbourhood's centre (450 m in a straight line).
Dagenham Dock Railway station, 2.5 km from the neighbourhood's centre in a straight line. About 5.2 trains an hour leave between 07:00 and 19:00 on a weekday: c2c to London Fenchurch Street (about 22 min) and Grays (about 15 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Roding Primary School 140 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (May 2023).
Nearest state secondary school The Sydney Russell School 1.0 km from the neighbourhood's centre. Ofsted: Report card: Exceptional in 1 area, Strong standard in 6, Expected standard in 1 (May 2026).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Becontree South

What is the typical house price in Becontree South?

£376,000. Median resale price of houses in the neighbourhood, 2023-2025; +20% against 2017-2019.

How does Becontree South compare with the rest of Barking and Dagenham?

Typical house price: 6th lowest of the 20 neighbourhoods in Barking and Dagenham with enough house sales for one. Average household income: 5th lowest of 22 neighbourhoods in Barking and Dagenham.

Is Becontree South an affluent area?

Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Becontree South gentrifying?

Some signs. Weighted balance +0.06; 2 of 22 signals up, 1 down, against the borough.

What is the nearest station to Becontree South?

Becontree. Underground station, about a 6-minute walk from the neighbourhood's centre (450 m in a straight line).

Which state schools are nearest to Becontree South?

Nearest state primary school. Roding Primary School. 140 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (May 2023). Nearest state secondary school. The Sydney Russell School. 1.0 km from the neighbourhood's centre. Ofsted: Report card: Exceptional in 1 area, Strong standard in 6, Expected standard in 1 (May 2026).

Each answer repeats a figure shown above, with its source there.

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Nearby neighbourhoods in Barking and Dagenham

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.