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Buying at RM8 2AT

Before you offer on a home at RM8 2AT: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the postcode.

1 thing to raise before an offer, and a street where the typical sale was £340k. In Becontree West.

1 to check3 clear£340k typical on Lichfield Road

The checklist

Before you make an offer

Check
Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.
Note
Article 4 directionSome work normally allowed without planning permission needs it here (HMO Article 4).
Note
Noise above WHO guidelines: road 54 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.
Note
Busy road: A1153, 880 m awayAbout 12,734 vehicles a day in 2025 (DfT traffic counts).
Note
Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.
Clear
No coal mining riskOutside the Coal Authority's coalfield.
Clear
No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.
Clear
Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Xoserve, UKHSA/BGS radon atlas, BGS GeoSure, Coal Authority, Environment Agency (© Environment Agency copyright and/or database right 2026), Defra noise maps, Historic England, Ofcom, council planning registers (OGL). For a particular home, its buyer's report (below) adds tenure, energy rating, age and extensions.

Price

Is the asking price fair?

£340ktypical sale on Lichfield Road, last 10 years

£4,660typical price per m² in Becontree West

£2,480–£5,090per m² for homes at RM8 2AT sold since 2015

Multiply a home's floor area (on its energy certificate) by £4,660 for a neighbourhood benchmark: 90 m² comes to about £419k. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

Trend

Prices in Becontree West

Becontree West

+53% over ten years (2015 to 2025).

Typical (median) sale price each year, all home types, HM Land Registry.

Comparables

What sold nearby in the last two years

Type	Sales	Typical	Range
Semi-detached	17	£425k	£272k – £510k
Terraced	59	£385k	£290k – £545k
Flat	27	£243k	£102k – £390k

Standard sales in Becontree West. Every recent sale.

Running costs

What it costs to live here

A home's own band, energy rating and typical bills are in its buyer's report.

MHCLG council tax; Xoserve gas connections.

Supply

How often homes come up

6sales on Lichfield Road in the last two years

103sales in Becontree West in the last two years

HM Land Registry standard sales.

Check a home

Buyer's reports for homes at RM8 2AT

Home	Last sold	Floor area
1, Lichfield RoadSemi-detached	£345,000, Jul 2020	139 m²	Buyer's report →
4, Lichfield RoadSemi-detached	£167,500, Oct 2004	83 m²	Buyer's report →
6, Lichfield RoadTerraced	£159,950, Dec 2003	101 m²	Buyer's report →
7, Lichfield RoadTerraced	£200,000, Jul 2007	95 m²	Buyer's report →
8, Lichfield RoadTerraced	£197,000, Nov 2006	–	Buyer's report →
9, Lichfield RoadSemi-detached	£84,500, Oct 2000	74 m²	Buyer's report →
12, Lichfield RoadSemi-detached	£309,000, Jun 2017	88 m²	Buyer's report →
15, Lichfield RoadTerraced	£427,000, Oct 2022	87 m²	Buyer's report →
16, Lichfield RoadSemi-detached	£362,500, Sept 2021	87 m²	Buyer's report →
23, Lichfield Road

More for buying: Where can I afford? · How much to offer · Buying checklist · Check your documents

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Checking this postcode…

Buying at RM8 2AT

1 thing to raise before an offer, and a street where the typical sale was £340k. In Becontree West.

1 to check3 clear£340k typical on Lichfield Road

Before you make an offer

Check

Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.

Note

Article 4 directionSome work normally allowed without planning permission needs it here (HMO Article 4).

Note

Noise above WHO guidelines: road 54 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.

Note

Busy road: A1153, 880 m awayAbout 12,734 vehicles a day in 2025 (DfT traffic counts).

Note

Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.

Clear

No coal mining riskOutside the Coal Authority's coalfield.

Clear

No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.

Clear

Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Is the asking price fair?

£340ktypical sale on Lichfield Road, last 10 years

£4,660typical price per m² in Becontree West

£2,480–£5,090per m² for homes at RM8 2AT sold since 2015

Multiply a home's floor area (on its energy certificate) by £4,660 for a neighbourhood benchmark: 90 m² comes to about £419k. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

What homes cost and rent in Becontree West, by size

Size	Typical value today	Cheaper quarter	Estimated rent	Gross yield
1 bed	£205k	£197k	£1,280 a month	7.5%
2 beds	£345k	£319k	£1,660 a month	5.8%
3 beds	£388k	£363k	£2,000 a month	6.2%
4+ beds	£469k	£438k	£2,420 a month	6.2%
All homes	£361k	£327k	£1,630 a month	5.4%

Values: sales since 2021 of homes with an energy certificate (bedrooms estimated from its rooms), carried to today on the local price index; the cheaper quarter is what a quarter of them go for under. Rents are estimates: the council's typical private rent (ONS) adjusted for how values here compare, or the postcode district's own rent (ONS, London). Gross yield = a year's rent ÷ value, before costs. Compare it with other places