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Neighbourhood profile
Becontree
Barking and Dagenham, London
PocketsBecontree North (Goodmayes Park · Becontree Avenue · west)Becontree West (Goodmayes Park · north-east)
Becontree sits in the middle of Barking and Dagenham, a vast interwar suburb of near-identical cottage-style streets with few pivot points other than its parks and the arterial Longbridge Road. The estate itself is the story: it was built by the London County Council between 1921 and 1935 to rehouse East End families, and at completion was the largest public housing estate in the world, with around 26,000 homes. Transport is moderate, with District line and c2c services from nearby stations and frequent buses into Barking. Day-to-day retail leans heavily food — around seventy open eating places, mainly around Gale Street and Green Lane — and green relief comes from Goodmayes Park on the eastern edge rather than anything inside the ward. The drawbacks are familiar for outer east London: no listed buildings, no conservation-area cover, limited cultural amenity beyond the local library, and a PTAL in the middle of the range rather than the upper end. It is housing-first by design, and the scores reflect that squarely.
- Strongest64Property prices & growth
Strong combination of affordability, price momentum and turnover
- Also strong63Air & Quiet
Clean air and low ambient noise by London standards
- Watch out0Area development
Little recent major-development activity
At a glance
- Moderate public-transport access
- Largest green space: Goodmayes Park (0 hectares)
- 70 open venues (67 food and drink, 3 other)
5 pockets across 2 named areas · coloured by overall score.See on full map ↗
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Becontree was built by the London County Council between 1921 and 1935 as a cottage-style estate to rehouse East End families, with around 26,000 homes at completion.
Becontree, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
64Better than 87% of London
How scores work - Purchase affordability90
- Rent affordability60
- Price momentum (5yr)77
- Activity (turnover)28
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Becontree: 51 sales recorded (2025)32-yr price trend £—
Safety
55Better than 63% of London
- Personal safety45
- Property crime57
- Anti-social behaviour68
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Becontree: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
35Better than 26% of London
Median public-transport access is moderate (TfL PTAL 3.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Becontree: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
63Better than 75% of London
- Air quality82
- Quietness35
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
24Better than 52% of London
- Nightlife0
- Dining29
- Arts & culture0
- Retail & shops29
- Sports & recreation0
- Independent scene50
- Vitality (openings, diversity)38
70 open venues nearby — 67 food & drink, 3 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Becontree: the mix behind 70 open venues—% independent
Education
50Better than 33% of London
- Primary schools48
- Secondary schools52
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Becontree: 2 schools, each with its inspection record
Heritage
None in this areaShared lowest band with 1% of London
Nature Access
56Better than 30% of London
- Green spaces74
- Waterways20
Largest green space: Goodmayes Park (0 ha). ~0 ha of green space in total.
Area development
0Shared lowest band with 24% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
- Getting around — real TfL journey times to the big hubs
- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Becontree
For Becontree: 51 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min2 schools' inspection records70 venues mapped
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What's changing in Becontree
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What's changing (WAYB+)
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Becontree, quick answers
- Is Becontree safe?
- Becontree scores 55 for safety, based on street-level recorded crime (police.uk) — safer than most of London. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Becontree a good place to live?
- Becontree scores 38 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are property prices & growth (64) and air & quiet (63); its weakest is area development (0). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Becontree?
- Moderate public-transport access: Transport for London rates the typical spot in Becontree 3 on its 0–8 public-transport access scale, which puts the ward at 35 for connectivity relative to the rest of London.
- Is Becontree expensive to buy in?
- Relative to the rest of London, Becontree is among London's more affordable areas to buy: its purchase-affordability score is 18/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Becontree?
- Becontree scores 50 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools.
Where else to look
Wards with a similar profile
- Valence · Barking and Dagenham
- Thornton Heath · Croydon
- Newbury · Redbridge
- Whalebone · Barking and Dagenham
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Neighbourhood matches
Find areas that score like this one, with the price difference for each.
Nearby wards
- Mayesbrook · Barking and Dagenham
- Goodmayes · Redbridge
More affordable, similar areas
- Gascoigne · Barking and DagenhamMore affordable
- Wealdstone South · HarrowMore affordable
- Ilford Town · RedbridgeMore affordable
- Northbury · Barking and DagenhamMore affordable
- Hackbridge · SuttonMore affordable
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