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Postcode sector · RM8 1

Is Becontree Heath a good place to live?

198 postcodes · 198 postcodes

In Becontree Heath (RM8 1), recorded crime is 93% above the national average, homes sell for around £368,629 on average, there are 4 schools in the area (2 of 2 Ofsted-rated Good or Outstanding), flood risk from rivers and the sea is none, and it ranks as a more deprived area than most (deprivation decile 3/10, where 1 is most deprived).

Official UK open data · crime to 2026-04 · HM Land Registry, Police.uk, Environment Agency, GIAS/Ofsted, ONS 2021. Free to browse.

Flood risk in Becontree Heath RM8 1

Becontree Heath RM8 1 has no significant flood risk from rivers or the sea; none of its ~6,296 assessed properties fall in a modelled rivers-and-sea flood zone.

Source: Environment Agency, Risk of Flooding from Rivers and Sea, updated 2026-06-27. Surface-water and groundwater flooding are modelled separately and are not included here. Commission an official flood search before purchase.

Sold-price trend (1995–2026)

1995: mean £50,009, median £49,750 (144 sales)1996: mean £50,404, median £50,748 (156 sales)1997: mean £55,770, median £57,000 (218 sales)1998: mean £62,310, median £60,750 (190 sales)1999: mean £66,647, median £65,000 (224 sales)2000: mean £80,380, median £80,000 (205 sales)2001: mean £89,735, median £87,748 (220 sales)2002: mean £114,420, median £117,250 (286 sales)2003: mean £141,029, median £145,000 (260 sales)2004: mean £159,350, median £160,500 (229 sales)2005: mean £161,524, median £163,000 (213 sales)2006: mean £169,595, median £170,000 (205 sales)2007: mean £183,647, median £187,500 (245 sales)2008: mean £196,134, median £194,000 (108 sales)2009: mean £166,701, median £169,000 (97 sales)2010: mean £171,004, median £171,000 (93 sales)2011: mean £182,792, median £190,000 (171 sales)2012: mean £169,807, median £173,000 (91 sales)2013: mean £189,162, median £190,000 (99 sales)2014: mean £216,228, median £225,000 (160 sales)2015: mean £240,005, median £248,000 (245 sales)2016: mean £304,954, median £307,000 (282 sales)2017: mean £316,416, median £310,000 (191 sales)2018: mean £268,521, median £299,000 (226 sales)2019: mean £331,832, median £325,000 (159 sales)2020: mean £331,938, median £325,000 (110 sales)2021: mean £337,335, median £320,000 (163 sales)2022: mean £368,106, median £377,500 (144 sales)2023: mean £333,849, median £364,000 (114 sales)2024: mean £368,629, median £372,500 (114 sales)2025: mean £376,235, median £395,000 (114 sales)2026: mean £381,358, median £400,000 (42 sales)1995: mean £50,009, median £49,750 (144 sales)1996: mean £50,404, median £50,748 (156 sales)1997: mean £55,770, median £57,000 (218 sales)1998: mean £62,310, median £60,750 (190 sales)1999: mean £66,647, median £65,000 (224 sales)2000: mean £80,380, median £80,000 (205 sales)2001: mean £89,735, median £87,748 (220 sales)2002: mean £114,420, median £117,250 (286 sales)2003: mean £141,029, median £145,000 (260 sales)2004: mean £159,350, median £160,500 (229 sales)2005: mean £161,524, median £163,000 (213 sales)2006: mean £169,595, median £170,000 (205 sales)2007: mean £183,647, median £187,500 (245 sales)2008: mean £196,134, median £194,000 (108 sales)2009: mean £166,701, median £169,000 (97 sales)2010: mean £171,004, median £171,000 (93 sales)2011: mean £182,792, median £190,000 (171 sales)2012: mean £169,807, median £173,000 (91 sales)2013: mean £189,162, median £190,000 (99 sales)2014: mean £216,228, median £225,000 (160 sales)2015: mean £240,005, median £248,000 (245 sales)2016: mean £304,954, median £307,000 (282 sales)2017: mean £316,416, median £310,000 (191 sales)2018: mean £268,521, median £299,000 (226 sales)2019: mean £331,832, median £325,000 (159 sales)2020: mean £331,938, median £325,000 (110 sales)2021: mean £337,335, median £320,000 (163 sales)2022: mean £368,106, median £377,500 (144 sales)2023: mean £333,849, median £364,000 (114 sales)2024: mean £368,629, median £372,500 (114 sales)2025: mean £376,235, median £395,000 (114 sales)2026: mean £381,358, median £400,000 (42 sales) MeanMedian £400,000 £49,750 1995 2026*

Annual sold price in RM8 1, 1995–2026 — mean (blue) and median (terracotta). The median is the typical sale; a wide gap to the mean means a few high-value sales pull the average up. 2026 is a part year (42 sales so far). Hover a point for both figures. Source: HM Land Registry Price Paid.

Recorded crime trend

May 24: 4 crimesJul 24: 4 crimesAug 24: 102 crimesSep 24: 105 crimesOct 24: 127 crimesNov 24: 112 crimesDec 24: 107 crimesJan 25: 89 crimesFeb 25: 86 crimesMar 25: 101 crimesApr 25: 102 crimesMay 25: 110 crimesJun 25: 135 crimesJul 25: 115 crimesAug 25: 108 crimesSep 25: 123 crimesOct 25: 100 crimesNov 25: 85 crimesDec 25: 109 crimesJan 26: 105 crimesFeb 26: 82 crimesMar 26: 98 crimesApr 26: 102 crimes Apr 26: 102 crimes 135 4 May 24 Apr 26

Recorded crimes per month in RM8 1 (May 24–Apr 26, average 96/month). Hover a point to read the count. Source: Police.uk street-level data.

Who lives here

Median age
33
One-person households
24%
Households with children
47%
Households
8,671

Owned 44% · Social rent 29% · Private rent 24%

Census 2021 (ONS), for RM8 1.

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Nearby areas

Becontree Heath RM8 1: frequently asked questions

Is Becontree Heath RM8 1 a good place to live?

In Becontree Heath (RM8 1), recorded crime is 93% above the national average, homes sell for around £368,629 on average, there are 4 schools in the area (2 of 2 Ofsted-rated Good or Outstanding), flood risk from rivers and the sea is none, and it ranks as a more deprived area than most (deprivation decile 3/10, where 1 is most deprived).

What is the crime rate in Becontree Heath RM8 1?

Recorded crime in Becontree Heath RM8 1 runs at 515.1 per 1,000 properties, 93% above the national average (Police.uk, 2026-04).

Is Becontree Heath RM8 1 safe?

Crime in Becontree Heath RM8 1 is above the national average. Recorded crime in Becontree Heath RM8 1 runs at 515.1 per 1,000 properties, 93% above the national average (Police.uk, 2026-04).

How much are house prices in Becontree Heath RM8 1?

Homes in Becontree Heath RM8 1 sell for around £368,629 on average, based on 114 recorded sales (HM Land Registry).

Is Becontree Heath RM8 1 at risk of flooding?

Becontree Heath RM8 1 has no significant flood risk from rivers or the sea; none of its ~6,296 assessed properties fall in a modelled rivers-and-sea flood zone.

How many schools are there in Becontree Heath RM8 1?

There are 4 schools in Becontree Heath RM8 1 (2 primary, 3 secondary), per the DfE Get Information about Schools register.

Are the schools in Becontree Heath RM8 1 any good?

Of the 2 Ofsted-rated schools in Becontree Heath RM8 1, 2 (100%) are rated Good or Outstanding (Ofsted).

Is Becontree Heath RM8 1 a deprived area?

Becontree Heath RM8 1 sits in deprivation decile 3 of 10 (1 = most deprived), making it more deprived than most areas in England (English Indices of Deprivation, ONS).