8 Waterbeach Road, Dagenham, RM9 4AD
About 8 Waterbeach Road
8 Waterbeach Road is a semi-detached house in Dagenham (RM9 4AD). It has a recorded floor area of 163 m² (around 1755 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (August 2014) shows an E (score 51), well below the UK norm with real room to improve. Earlier certificates rated it D (August 2009); the latest reading is one band lower. Between certificates, roof efficiency went from Average to Very Good. The recommended improvements would push it to D (score 67). The latest certificate is from August 2014, so improvements made since then won't be reflected.
At 163 m² the property is well over the postcode median (101 m² across 14 EPCs), placing it in the larger end of the local stock. 10 years since the last transfer (November 2016). Across 2003–2016, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £494,000 is 28% above the 2016 sale price. One historical planning record sits against the property in 2018.
Know exactly what you're buying at 8 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
Energy performance
8 Waterbeach Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 19 Aug 2024
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Loft insulation upgraded to recommended levels
Planning history
- May 2018Loft ConversionOutlineIn report
Application for a certificate of lawfulness for a proposed development: Loft conversion involving the construction of rear dormer window and balcony and hip-to-gable end roof.
- Documents
- 16 docs on file
- Reference
- 18/00463/CLU_P
What's in 8 Waterbeach Road, Dagenham, RM9 4AD's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
8 Waterbeach Road valuation sits well clear of the typical sold price in this postcode.
£494,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.2% per year over 13 years.
£386,000
Growth on file: 5.2% per year over 13 years.
Sales timeline
29 November 2016Most recent
£386,000
+43.0%over 6 years27 October 2010
£270,000
+37.8%over 7 years7 August 2003
£196,000
Median price across the last 5 sales in RM9 4AD: £495,000 (2025–2020).
Nearby sales in RM9 4AD
Everything we know about 8 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
On floor area, 8 Waterbeach Road stands well clear of the street.
Price per m²
£2,368
Street avg £3,564
Floor Area
163 m²
Street avg 106 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
8.6 t/year
Street avg 5.3 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
0.3 km
Becontree Underground Station — subway entrance.
Closest school
0.7 km
The James Cambell Primary School. 53 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
51.7dB
Night-time· 23:00 – 07:00
41.8dB