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Postcode sector · RM8 3

Is Becontree Heath a good place to live?

155 postcodes · 155 postcodes

In Becontree Heath (RM8 3), recorded crime is 54% above the national average, homes sell for around £344,990 on average, there are 2 schools in the area, 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 3

Becontree Heath RM8 3 has no significant flood risk from rivers or the sea; none of its ~4,989 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 £50,897, median £49,995 (103 sales)1996: mean £47,152, median £46,000 (126 sales)1997: mean £51,541, median £51,725 (130 sales)1998: mean £56,489, median £58,000 (131 sales)1999: mean £63,352, median £62,995 (157 sales)2000: mean £74,203, median £74,000 (152 sales)2001: mean £87,203, median £85,000 (196 sales)2002: mean £114,126, median £113,000 (215 sales)2003: mean £136,978, median £137,000 (201 sales)2004: mean £153,974, median £153,000 (195 sales)2005: mean £157,717, median £158,000 (190 sales)2006: mean £165,667, median £165,000 (232 sales)2007: mean £180,646, median £179,995 (230 sales)2008: mean £182,174, median £182,500 (106 sales)2009: mean £154,787, median £155,000 (64 sales)2010: mean £155,580, median £158,500 (81 sales)2011: mean £160,337, median £160,000 (81 sales)2012: mean £158,264, median £160,000 (78 sales)2013: mean £176,285, median £175,500 (111 sales)2014: mean £203,606, median £210,000 (133 sales)2015: mean £239,657, median £246,000 (145 sales)2016: mean £285,665, median £295,000 (128 sales)2017: mean £294,708, median £300,000 (135 sales)2018: mean £293,332, median £302,500 (126 sales)2019: mean £294,076, median £300,000 (106 sales)2020: mean £333,177, median £312,500 (108 sales)2021: mean £315,354, median £325,000 (159 sales)2022: mean £344,356, median £355,500 (119 sales)2023: mean £357,134, median £360,000 (101 sales)2024: mean £344,990, median £355,000 (98 sales)2025: mean £372,277, median £380,000 (109 sales)2026: mean £350,476, median £365,000 (21 sales)1995: mean £50,897, median £49,995 (103 sales)1996: mean £47,152, median £46,000 (126 sales)1997: mean £51,541, median £51,725 (130 sales)1998: mean £56,489, median £58,000 (131 sales)1999: mean £63,352, median £62,995 (157 sales)2000: mean £74,203, median £74,000 (152 sales)2001: mean £87,203, median £85,000 (196 sales)2002: mean £114,126, median £113,000 (215 sales)2003: mean £136,978, median £137,000 (201 sales)2004: mean £153,974, median £153,000 (195 sales)2005: mean £157,717, median £158,000 (190 sales)2006: mean £165,667, median £165,000 (232 sales)2007: mean £180,646, median £179,995 (230 sales)2008: mean £182,174, median £182,500 (106 sales)2009: mean £154,787, median £155,000 (64 sales)2010: mean £155,580, median £158,500 (81 sales)2011: mean £160,337, median £160,000 (81 sales)2012: mean £158,264, median £160,000 (78 sales)2013: mean £176,285, median £175,500 (111 sales)2014: mean £203,606, median £210,000 (133 sales)2015: mean £239,657, median £246,000 (145 sales)2016: mean £285,665, median £295,000 (128 sales)2017: mean £294,708, median £300,000 (135 sales)2018: mean £293,332, median £302,500 (126 sales)2019: mean £294,076, median £300,000 (106 sales)2020: mean £333,177, median £312,500 (108 sales)2021: mean £315,354, median £325,000 (159 sales)2022: mean £344,356, median £355,500 (119 sales)2023: mean £357,134, median £360,000 (101 sales)2024: mean £344,990, median £355,000 (98 sales)2025: mean £372,277, median £380,000 (109 sales)2026: mean £350,476, median £365,000 (21 sales) MeanMedian £380,000 £46,000 1995 2026*

Annual sold price in RM8 3, 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 (21 sales so far). Hover a point for both figures. Source: HM Land Registry Price Paid.

Recorded crime trend

Aug 24: 74 crimesSep 24: 76 crimesOct 24: 77 crimesNov 24: 62 crimesDec 24: 58 crimesJan 25: 56 crimesFeb 25: 53 crimesMar 25: 68 crimesApr 25: 82 crimesMay 25: 69 crimesJun 25: 95 crimesJul 25: 77 crimesAug 25: 77 crimesSep 25: 65 crimesOct 25: 67 crimesNov 25: 66 crimesDec 25: 74 crimesJan 26: 72 crimesFeb 26: 62 crimesMar 26: 72 crimesApr 26: 64 crimes Apr 26: 64 crimes 95 53 Aug 24 Apr 26

Recorded crimes per month in RM8 3 (Aug 24–Apr 26, average 70/month). Hover a point to read the count. Source: Police.uk street-level data.

Who lives here

Median age
34
One-person households
21%
Households with children
47%
Households
7,632

Owned 44% · Social rent 32% · Private rent 22%

Census 2021 (ONS), for RM8 3.

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Nearby areas

Becontree Heath RM8 3: frequently asked questions

Is Becontree Heath RM8 3 a good place to live?

In Becontree Heath (RM8 3), recorded crime is 54% above the national average, homes sell for around £344,990 on average, there are 2 schools in the area, 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 3?

Recorded crime in Becontree Heath RM8 3 runs at 412.9 per 1,000 properties, 54% above the national average (Police.uk, 2026-04).

Is Becontree Heath RM8 3 safe?

Crime in Becontree Heath RM8 3 is above the national average. Recorded crime in Becontree Heath RM8 3 runs at 412.9 per 1,000 properties, 54% above the national average (Police.uk, 2026-04).

How much are house prices in Becontree Heath RM8 3?

Homes in Becontree Heath RM8 3 sell for around £344,990 on average, based on 98 recorded sales (HM Land Registry).

Is Becontree Heath RM8 3 at risk of flooding?

Becontree Heath RM8 3 has no significant flood risk from rivers or the sea; none of its ~4,989 assessed properties fall in a modelled rivers-and-sea flood zone.

How many schools are there in Becontree Heath RM8 3?

There are 2 schools in Becontree Heath RM8 3 (2 primary, 0 secondary), per the DfE Get Information about Schools register.

Is Becontree Heath RM8 3 a deprived area?

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