88 Rugby Road, Dagenham, RM9 4AH
About 88 Rugby Road
88 Rugby Road is a mid-terrace house in Dagenham (RM9 4AH). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (September 2015) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2014. Between certificates, roof efficiency went from Good to Very Good, window efficiency went from Poor to Good and lighting went from Average to Very Good. The recommended improvements would lift it to B (score 81), a 2-band jump. The latest certificate is from September 2015, so improvements made since then won't be reflected.
Today's modelled estimate of £382,000 is 49.8% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£308/sq ft) was about 16.7% above the typical sold price in the postcode. Last sold in July 2015, so it's been off the market for around 11 years.
Know exactly what you're buying at 88 Rugby 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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 08 Sept 2025
EPC Rating
Property Improvements
Changes detected from historical EPC data
Windows upgraded, improving insulation
Loft insulation upgraded to recommended levels
More low energy lighting installed
Planning history
88 Rugby Road has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
88 Rugby Road valuation sits well clear of the typical sold price in this postcode.
£382,000
Modelled from EPC, postcode comparables.
£255,000
Recorded with HM Land Registry.
Sales timeline
30 July 2015Most recent
£255,000
Median price across the last 5 sales in RM9 4AH: £385,000 (2025–2023).
Everything we know about 88 Rugby 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 Rugby Road homes
88 Rugby Road outperforms the street on habitable rooms by a wide margin.
Price per m²
£3,312
Street avg £3,518
Floor Area
77 m²
Street avg 74 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
2.9 t/year
Street avg 3.9 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
Becontree Underground Station — subway entrance.
Closest school
0.6 km
The James Cambell Primary School. 54 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
51.5dB
Night-time· 23:00 – 07:00
41.7dB