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Neighbourhood Watch: Dagenham

Affordable: Beam Park

Setting the scene

THE town of Dagenham is inextricably linked with the Ford car plant, and, in more recent years, the Made In Dagenham movie based on the 1968 strike for equal pay by female workers, so it’s hard to believe it was a rural village until after World War I.

Striking image: The Made In Dagenham movie PICTURE: ALAMY

Everything changed with the building of the world’s largest council estate: the Becontree Estate housed 100,000 people when it was completed in 1935. Property is good value, it’s very accessible — commuters have a choice of the District Line or c2c trains, and the M25 is only 15 minutes away — and a massive new movie and TV studio is coming soon.

What’s new

£1bn scheme: Beam Park

The scaling down of the Ford plant, which now produces engines rather than entire cars, has freed up brownfield sites for redevelopment. Beam Park, from Countryside and L&Q, is delivering 3,000 one to four-bed homes in a £1billion regeneration scheme. Half will be affordable, and the plans include two schools, a medical centre, a gym, a nursery, shops, a park and a new railway station, due to open in May 2022. Private sale homes are from £273,000 for a one-bed apartment to £535,000 for a four-bedroom house and London Help to Buy is available, Shared ownership homes will be launched in autumn 2020 — register interest at

Going fast: Village Point

Village Point consists of nine three and four-bed houses in the heart of Dagenham. Four are for sale in the second phase, ranging from £460,000 to £499,995, through Porter Glenny/William H Brown Rainham,

Just one three-bed, end- of-terrace house is left in Persimmon Homes’ Knightswood Place, towards Rainham. It’s priced at £395,000, and more houses and apartments will be released later on,

Snooping around

Ancient: The parish church PICTURE: ALAMY

A 12TH-CENTURY church and 15th-century pub are among the few surviving historic buildings in the Dagenham Village conservation area, but very little else is more than 100-years-old. So while the houses won’t be winning any heritage beauty contests, they are at least reassuringly affordable, as hardly anything is on the market for more than £500,000.

‘The area typically appeals to first-time buyers and young families coming in from all over London as Barking & Dagenham is the cheapest borough,’ says Robin Fox of Brookings. ‘Starting prices are £160,000 to £210,000 for a one-bedroom flat and £325,000 to £375,000 for a three-bedroom house.’

Vital statistics

Council tax: (Band D) £1,556.01

Commuting time: From 21 mins from Dagenham Dock to Fenchurch Street; 30 mins from Dagenham Heathway to Aldgate East

Annual Travelcard cost: £2,408

Amenities: ★★★☆☆ Heathway Shopping Centre and Merrielands Retail Park; 600+ stalls at Dagenham Sunday Market; Vue cinema; Hollywood Bowl; Valence House Museum; Dagenham Park Leisure Centre; Future Youth Zone opened in April; the new film and TV studios will include a visitor centre and leisure complex

Made in Dagenham: Stacey Solomon

Open space: ★★★★☆ Beam Valley Country Park; The Chase nature reserve; Eastbrookend Country Park; Central Park; Old Dagenham Park; Goresbrook Park

Schools: ★★★☆☆ Average GCSE results; virtually all local primaries judged outstanding or good by Ofsted

Crime: ★★★☆☆ About average

Who lives there? A mixed demographic, with a growing numbers of young professional commuters

Famous faces: Nick Frost, Sara Pascoe and Stacey Solomon were born here

Schools and profile supplied by

Rent report

‘Dagenham attracts young professional couples and families alike. Locations within a half mile radius of Dagenham East and Dagenham Heathway Tube stations are sought after. A two-bed flat is approx. £1,150pcm,’ says Daniel Hanks of Balgores.

Property ladder

First rung

£185,000 Brookings,

This one-bed flat is on the top floor in a purpose-built, low-rise development and has an open-plan kitchen/living/dining room, allocated parking and 92 years remaining on the lease.

Average for Dagenham

£300,000, William H Brown,

This light and airy two-bed terraced house is in fantastic condition throughout and includes a modern kitchen, extended living/dining area, a cloakroom and well-maintained garden. The average property in Dagenham is currently valued at £288,783.


£500,000 Purple Bricks,

Tastefully refurbished by the current owners, this contemporary five-bed house features a large kitchen/living room and conservatory/dining room, and is a short walk from Dagenham East station.