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RM8 is a postcode district in the RM (Romford) postcode area, covering 5.2 km². Prices, sales and comparisons below are for homes sold in the twelve months to July 2026, from HM Land Registry sales matched to their energy certificate.
In the twelve months to July 2026, homes sold in RM8 (Becontree) went for a median £5,000 per square metre, +1.7% on the previous twelve months and +14.4% on five years earlier. The median price paid was £387,500, across 283 sales (358 in the twelve months before).
That is 1.7% below the median for the RM postcode area (£5,088) and 21.4% below London as a whole (£6,364), ranking RM8 200th of 219 London postcode districts by price per square metre and 7th of 13 in RM. Closest in price across London: N9 Lower Edmonton (£5,000) and CR2 South Croydon and Sanderstead (£4,992).
12% of the homes sold were flats or maisonettes and the median home sold had 76 m² of floor space. Flats sold for a median £235,000 and houses for £395,000.
Of the 6 districts bordering RM8, 1 is dearer per square metre. The dearest is RM9 Dagenham at £5,148 and the cheapest IG11 Barking at £4,569.
| Median £/m² | 12-month change | |
|---|---|---|
| RM8 Becontree | £5,000 | +1.7% |
| Romford (RM) | £5,088 | +1.5% |
| London | £6,364 | -2.9% |
Each point is the median price per square metre of the homes sold in the twelve months to that month. Months with fewer than 30 sales in RM8 are left blank.
| Period | 12 months to | Median £/m² | Change to latest |
|---|---|---|---|
| Latest | Jul 2026 | £5,000 | |
| One year earlier | Jul 2025 | £4,919 | +1.7% |
| Five years earlier | Jul 2021 | £4,370 | +14.4% |
| First in the series | Feb 1995 | £688 | +626.7% |
Land Registry sales in RM8 matched to the home's energy certificate, the sales every figure on this page is computed from.
RM8's Location Premium is -28.7%: in CityDataLab's factor model fitted to July 2026, an otherwise identical home (same size, type, age and energy rating) is priced 28.7% less per square metre in RM8 than in a district at the average London district price level.
The model measures a district's location by its median price per m² over the previous twelve months, in standard deviations across London's postcode districts. RM8 sits 0.97 standard deviations below the average district. The Location Premium is the part of a home's price per m² the model puts down to that location; the rest depends on the home itself and on the market as a whole. How each factor's Premium has moved · Price a home with the property calculator.
Districts that share a border with RM8, dearest first.
| District | Median £/m², 12 months | 12-month change | Median price paid | Sales, 12 months | Vs RM8 |
|---|---|---|---|---|---|
| RM9 Dagenham | £5,148 | +4.2% | £371,750 | 246 | +3.0% |
| RM7 Rush Green and Mawneys | £4,882 | -0.0% | £425,000 | 342 | -2.4% |
| RM10 Dagenham East | £4,877 | +0.7% | £375,000 | 250 | -2.5% |
| RM6 Chadwell Heath | £4,877 | -1.0% | £450,000 | 249 | -2.5% |
| IG3 Seven Kings and Goodmayes | £4,873 | -6.2% | £500,000 | 183 | -2.5% |
| IG11 Barking | £4,569 | -4.9% | £352,500 | 307 | -8.6% |
Prices are HM Land Registry price paid data for homes sold in RM8, each matched by address to its MHCLG energy performance certificate for the floor area. Price per m² is the price paid divided by that floor area; medians are taken over the twelve months to the month shown, and districts, their postcode area and London are always compared over the same twelve months. Sales without a matched certificate, and non-residential and "other" sales, are not counted. Neighbouring districts are those sharing a border on the postcode district maps by Wikipedia contributors (CC BY-SA 3.0). See how CityDataLab's factor model works.