13, Crossway, RM8 2SH

13 Crossway is a 95 m² / 1,023 sq ft terraced home in Becontree. It sold for £165,000 in September 2004. Indexed forward to today's value, that sale is roughly £401k. Recent local prices imply a broad valuation context of £408k to £509k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.

Property data
Sale history
£165,000 on Sep 2004
Internal area
95 square metres (1,023 square feet) according to latest EPC inspection
Price per internal area

This property sold for £1,736 per square metre (£161 per square foot) in Sep 2004. Indexed forward to today's value, this is roughly £4,218 per square metre (£392 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Sep 2004 £165,000 £1,737 £400,746 £4,218

Calculated using the latest EPC internal area of 95 m². Earlier sale dates may not have had the same measured area available.

Valuation
The most recent sale price indexed forward to today's value is £400,746. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Becontree are now selling for between £4,300 and £5,360 per square metre (£399 and £497 per square foot). Based on an internal area of 95 m², this implies a valuation between £408,000 and £509,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
Bedrooms
3
Type
Terrace
Council tax band
C
Plot size
193 square metres (2,077 square feet) - map showing freehold boundary lines
Archived listings
History:
Archived sales listing for 13 Crossway. Advertised on multiple portals. It was . It last appeared Aug 2004.
Photos:

There are 5 archived estate agent listing photos for 13 Crossway.

Photos for 13 Crossway
View photos
Advertiser remarks:
  • 2 bedrooms
Planning applications
Planning ref:
November 2022 22/01626/HSE
Type:
Full and householder planning application
Status:
Application refused
Address:
13 Crossway, Dagenham, Barking And Dagenham,
Description:
Demolition of existing single storey side extension and construction of new double storey side extension.
Planning ref:
September 2022 22/01351/PRIEXT
Type:
Outline application - proposal prior to a full application, including assessments and scoping opinions.
Status:
Application approved
Address:
13 Crossway, Dagenham, Barking And Dagenham,
Description:
Prior notification application for the construction of a single storey rear extension. The proposed extension will extend beyond the rear wall by 6.00 metres. The maximum height of the proposed extension from the natural ground level is 3.20 metres. The height at eaves level of the proposed extension measured from the natural ground level is 2.90 metres.
Planning ref:
August 2022 22/01379/CLUP
Type:
Outline application - proposal prior to a full application, including assessments and scoping opinions.
Status:
Application approved
Address:
13 Crossway, Dagenham, Barking And Dagenham,
Description:
Application for a lawful development certificate (proposed) for the construction of a hip-to-gable roof extension to accommodate a rear dormer extension including three roof lights to the front to facilitate conversion of roof space into habitable accomodation
EPC Inspections
Summary:
29 January 2015 - energy performance certificate grade D
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
Rental
Tenure:
Private rental
Property type:
End-Terrace House , has 4 habitable rooms. Estimated year built 1930 to 1949
Area:
95 sqm (1,023 square foot) total internal area
Comments:
Walls: Cavity wall, as built, no insulation (assumed). Roof: Pitched, 50 mm loft insulation. Heating: Boiler and radiators, mains gas.
Frequently asked questions

13 Crossway is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.

  • HouseMetric estimates the most recent sale price indexed forward to today's value is £400,746.
  • Based on an internal area of 95 m² and recent prices in Becontree, this implies a lower and upper quartile range from £408,000 to £509,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 13 Crossway last sold for £165,000 in September 2004.

HouseMetric shows 13 Crossway as 95 m² (1,023 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 3 bedrooms. Bedroom numbers can come from a previous estate agency listing, an EPC record, or an estimate based on the size of the property.

The latest EPC rating shown by HouseMetric is D, from an inspection dated 29 January 2015. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 13 Crossway was in council tax band C. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

13 Crossway is in postcode RM8 2SH, in Becontree. You can also view HouseMetric's sold-price page for Crossway, RM8 2SH or analysis of the Becontree property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 1 June 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.