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Do the numbers work? Rents and yields, the HMO planning rules, growth and what owners made, and the council's letting picture.
| Typical private rent in Barking and Dagenham | A month | A year |
|---|---|---|
| All homes | £1,698 | £20,376 |
| 1 bedroom | £1,377 | £16,524 |
| 2 bedrooms | £1,721 | £20,652 |
| 3 bedrooms | £1,899 | £22,788 |
| 4+ bedrooms | £2,519 | £30,228 |
The council's typical rent against the typical home here (£361k): a gross yield of about 5.6%.
| Becontree West | Barking and Dagenham | England and Wales | |
|---|---|---|---|
| Housing allowance yield (%) | 4.0 | 4.0 | 3.2 |
| Rented privately | 27% | 24% | 20% |
| Homes ever let | 38% | 35% | 18% |
| Residents per home | 3.1 | 2.9 | 2.3 |
| Homes owned by companies | 6% | 7% | 4% |
| Homes bought by companies since 2021 | 86 | 82 | 34 |
ONS private rents (council, 2026-08); Local Housing Allowance (VOA). Gross yields are before costs, voids and tax.
Barking and Dagenham has HMO Article 4 areas. 100% of its postcodes are inside one, where turning a house into a small HMO (3 to 6 sharers) needs planning permission.
| Becontree West | Barking and Dagenham | England and Wales | |
|---|---|---|---|
| Postcodes under an Article 4 direction | 100% | 100% | 16% |
planning.data.gov.uk (Article 4 directions). Whether one address is inside an HMO area is on its postcode's Investing page. HMO Article 4 map · About HMOs
| Becontree West | Barking and Dagenham | England and Wales | |
|---|---|---|---|
| Population change, 2021–2024 | +3% | +6% | +4% |
| Homes added, 2021–2024 | +1% | +4% | +3% |
| People added per new home, 2021–2024 | 13.8 | 13.7 | 5.1 |
| Housing pressure vs region | 0.8 | 0.8 | -0.3 |
Like-for-like (repeat-sales) index, HM Land Registry. What owners made when they sold, by area and how long they held.
MHCLG council tax base (England), Ministry of Justice repossessions, ONS short-term lets.
Yields, prices, growth, renting and Article 4 cover, side by side.
| Barking Central | 6.8 | £199k | +23% | 42% | 100% |
|---|---|---|---|---|---|
| Gascoigne Estate & Roding Riverside | 5.4 | £350k | +19% | 26% | 100% |
| Old Dagenham Park & Village | 4.5 | £340k | +36% | 20% | 100% |
| Thames View | 4.2 | £330k | +54% | 20% | 100% |
| Creekmouth & Barking Riverside | 4.1 | £366k | +36% | 24% | 100% |
| Dagenham Central | 4.0 | £379k | +48% | 22% | 100% |
| Rylands Estate & Dagenham Dock | 4.0 | £384k | +55% | 31% | 100% |
| Mayesbrook Park & Rippleside | 4.0 | £383k | +48% | 22% | 100% |
| Becontree West (this one) | 4.0 | £361k | +49% | 27% | 100% |
| Becontree East | 4.0 | £392k | +58% | 20% | 100% |
| Dagenham North | 3.9 | £385k | +53% | 21% | 100% |
| Becontree South | 3.9 | £400k | +54% | 21% | 100% |
| Central Park & Frizlands Lane | 3.9 | £378k | +54% | 16% | 100% |
| Goresbrook & Scrattons Farm | 3.9 | £386k | +70% | 20% | 100% |
| Becontree North | 3.8 | £405k | +56% | 25% | 100% |
| Marks Gate | 3.7 | £385k | +49% | 15% | 100% |
| Becontree Heath | 3.7 | £409k | +49% | 21% | 100% |
| Dagenham Eastbrook | 3.5 | £437k | +51% | 29% | 100% |
| Chadwell Heath East | 3.3 | £440k | +49% | 30% | 100% |
| Eastbrookend | 3.3 | £454k | +47% | 16% | 100% |
| Barking East | 3.2 | £502k | +50% | 42% | 100% |
| Longbridge & Barking Park | 2.8 | £576k | +44% | 20% | 100% |
Sort by any column; open a neighbourhood for the same view.
Deal calculator (buy-to-let, HMO, flip, BRRR) · Opportunity finder · What owners made · Councils compared · Strategy guides
Local Housing Allowance, Outer North East London rental area, 2026-27, a month: Shared room £550 · 1 bed £1,000 · 2 beds £1,250 · 3 beds £1,500 · 4 beds £1,800. The most a tenant on Universal Credit or Housing Benefit gets towards rent here, set at the cheapest 30% of local rents in 2023 and frozen since April 2024.
Gross LHA yields at this neighbourhood's 2025 prices: 1-bed rate vs flats 4.92% · 2-bed vs terraced houses 3.9% · 3-bed vs semis 4.21%.