85 Waterbeach Road, Dagenham, RM9 4AA
About 85 Waterbeach Road
85 Waterbeach Road is a three-bedroom semi-detached house in Dagenham (RM9 4AA). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (July 2020) shows a C (score 70). The recommended improvements would push it to B (score 84).
2 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Its energy rating outperforms most of the postcode (better than 82% of similar EPCs). Today's modelled estimate of £471,000 is 14.9% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£488/sq ft) was about 72.4% above the typical sold price in the postcode. Sold March 2021 for £410,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 85 Waterbeach Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms3
- Bathrooms1
- Dining roomYes
Outside
- Private gardenWest-facing
- ParkingOff street
Energy performance
EPC Rating
Planning history
- Nov 2021ExtensionFullIn report
Extension: Side and rear of property
Construction of a Single storey rear side extension and a double storey side extension
- Documents
- 5 docs on file
- Reference
- 21/01718/HSE
- May 2021Loft ConversionOutlineIn report
Application for a lawful development certificate (proposed) for the construction of a hip-to-gable roof extension to accommodate a rear dormer extension including a Juliette balcony to facilitate conversion of roof space into habitable accommodation.
- Documents
- 6 docs on file
- Reference
- 21/00850/CLUP
What's in 85 Waterbeach Road, Dagenham, RM9 4AA's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£471,000
Modelled from EPC, postcode comparables.
£410,000
Recorded with HM Land Registry.
Sales timeline
17 March 2021Most recent
£410,000
Median price across the last 5 sales in RM9 4AA: £460,000 (2023–2019).
Nearby sales in RM9 4AA
Everything we know about 85 Waterbeach Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Waterbeach Road homes
85 Waterbeach Road is notably below the street on floor area.
Price per m²
£5,256
Street avg £3,662
Floor Area
78 m²
Street avg 87 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
2.6 t/year
Street avg 3.4 t/year
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
16/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Wroxall Road / Future Youth Zone — bus stop.
Closest school
0.6 km
Dorothy Barley Infants' School. 62 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
51.2dB
Night-time· 23:00 – 07:00
41.3dB