85, Campden Crescent, RM8 2SA
85 Campden Crescent is a 94 m² / 1,012 sq ft terraced home in Becontree. It sold for £340,000 in June 2016. Indexed forward to today's value, that sale is roughly £458k. Recent local prices imply a broad valuation context of £401k to £504k based on its internal area. The Land Registry and EPC data was last updated 2 July 2026.
- Sale history
-
Date Paid price Annual growth After inflation Jun 2016 £340,000 9.6% 7.5% May 2001 £85,000 na na - Floor plan
-
Archived estate agent floor plan for 85, Campden Crescent.
- Internal area
- 94 square metres (1,012 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £3,617 per square metre (£336 per square foot) in Jun 2016. Indexed forward to today's value, this is roughly £4,870 per square metre (£452 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Jun 2016 £340,000 £3,617 £457,811 £4,870 May 2001 £85,000 £904 £377,983 £4,021 Calculated using the latest EPC internal area of 94 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 £457,811. 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 £4,270 and £5,360 per square metre (£396 and £497 per square foot). Based on an internal area of 94 m², this implies a valuation between £401,000 and £504,000. 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
- 186 square metres (2,002 square feet) - map showing freehold boundary lines
- Planning ref:
- July 2022 22/01181/CLUP
- Type:
- Outline application - proposal prior to a full application, including assessments and scoping opinions.
- Status:
- Application approved
- Address:
- 85 Campden Crescent, Dagenham, Barking And Dagenham,
- Description:
- Application for a lawful development certificate (proposed) for the construction of a rear dormer extension including three roof lights to the front to facilitate conversion of roof space into habitable accommodation
- Planning ref:
- April 2021 21/00488/HSE
- Type:
- Full and householder planning application
- Status:
- Application approved
- Address:
- 85 Campden Crescent, Dagenham, Barking And Dagenham,
- Description:
- Retrospective for Outbuilding
- Summary:
- 02 March 2016 - energy performance certificate grade D
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- Marketed sale
- Tenure:
- Owner-occupied
- Property type:
- Mid-Terrace House , has 5 habitable rooms. Estimated year built 1950 to 1966
- Area:
- 94 sqm (1,012 square foot) total internal area
- Comments:
- Walls: Cavity wall, as built, no insulation (assumed). Roof: Pitched, 100 mm loft insulation. Heating: Boiler and radiators, mains gas.
85 Campden Crescent 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 £457,811.
- Based on an internal area of 94 m² and recent prices in Becontree, this implies a lower and upper quartile range from £401,000 to £504,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.