Neighbourhood · Barking and Dagenham
Becontree West: house prices and how the area is changing
Official figures for the Becontree West neighbourhood of Barking and Dagenham, England (ONS area Barking and Dagenham 008). Headline figures assembled 11 October 2026. Additional local information checked 13 October 2026. Postcodes IG11, RM8. Figures that read a point use the neighbourhood's centre, near RM8 2BX.
A neighbourhood with below-average incomes, changing little against Barking and Dagenham
Becontree West is a neighbourhood with below-average incomes; it is changing little against Barking and Dagenham (signals are mixed: 2 rising and 2 falling of 22). Houses here typically resell for £385,000 and flats for £249,995 (median resale prices, 2023-2025). Recorded crime is lower than across Barking and Dagenham (0.7 times the borough's rate), schools nearby are improving in line with the council's, and the nearest station, Becontree, is about an 18-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
£385,000
Median resale price of houses in the neighbourhood, 2023-2025; +25% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£249,995
Median resale price of flats in the neighbourhood, 2023-2025; +8% 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
Mixed signs
Weighted balance -0.02; 2 of 22 signals up, 2 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 7 small areas range from decile 2 to 3.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£65,800
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.7 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 West sits in Barking and Dagenham
- Typical house price: joint 8th lowest of the 20 neighbourhoods in Barking and Dagenham with enough house sales for one
- Typical flat price: 5th highest of the 19 neighbourhoods in Barking and Dagenham with enough flat sales for one
- Average household income: 8th highest 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 West
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, 2 the other way and 18 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
- Recorded crime
- Borough against the region
Falling behind the borough
- Income deprivation ranking
- Benefit claims (DWP)
Stations and schools nearby
Nearest stations
- Becontree Underground station, about an 18-minute walk from the neighbourhood's centre (1.4 km in a straight line).
- Goodmayes Railway station, about a 21-minute walk from the neighbourhood's centre (1.6 km in a straight line). About 20 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Shenfield (about 22 min) and Paddington (about 36 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 The St Teresa Catholic Primary School 490 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 2 areas, Good in 2 (Sep 2024).
- Nearest state secondary school The Sydney Russell School 1.1 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 West
What is the typical house price in Becontree West?
£385,000. Median resale price of houses in the neighbourhood, 2023-2025; +25% against 2017-2019.
How does Becontree West compare with the rest of Barking and Dagenham?
Typical house price: joint 8th lowest of the 20 neighbourhoods in Barking and Dagenham with enough house sales for one. Typical flat price: 5th highest of the 19 neighbourhoods in Barking and Dagenham with enough flat sales for one. Average household income: 8th highest of 22 neighbourhoods in Barking and Dagenham.
Is Becontree West an affluent area?
Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Becontree West gentrifying?
Mixed signs. Weighted balance -0.02; 2 of 22 signals up, 2 down, against the borough.
What is the nearest station to Becontree West?
Becontree. Underground station, about an 18-minute walk from the neighbourhood's centre (1.4 km in a straight line).
Which state schools are nearest to Becontree West?
Nearest state primary school. The St Teresa Catholic Primary School. 490 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 2 areas, Good in 2 (Sep 2024). Nearest state secondary school. The Sydney Russell School. 1.1 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.
Thinking of buying in Becontree West?
A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.
Prepare a full report for a home here See a sample reportNearby neighbourhoods in Barking and Dagenham
- Becontree South
- Becontree North
- Becontree East
- Longbridge & Barking Park
- Mayesbrook Park & Rippleside
- Becontree Heath
- Dagenham North
- Dagenham Central
- All 22 neighbourhoods in Barking and Dagenham
Postcode districts
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.