Key indicators for buyers
The WS10 market is moderately favourable for buyers. Prices have softened (-47.8%), which could present a buying opportunity. Rising rents (£937/mo, +10.4%) mean the cost of waiting is real.
Yearly averages · HM Land Registry Price Paid Data
2026averages · HM Land Registry Price Paid Data
House price ÷ median earnings · ONS data
Affordability data shown for wider Sandwell area
A home in Sandwell costs 6.5x the local median salary — moderate, improving from a peak of 6.8x in 2022.
Average monthly rent · ONS Private Rental Index
Rental data shown for wider Sandwell area
Average monthly rent in Sandwell is £937, up 10.4% year-on-year. Rents have risen consistently over the past five years.
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average Sandwell price of £141,938 with a 25% deposit (£35k), a 2-year fixed mortgage at 3.97% costs around £560 per month.
Monthly cost comparison based on current data
Uses WS10 avg. price with Sandwell rental data
Monthly mortgage payments (£560) are £377 less than renting (£937). However, buying requires an upfront deposit of £35k — it would take around 4 years to recoup that cost compared to renting and investing the difference.
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
47, COBDEN STREET WS10 9RL | Terraced | £165,000 | 22 Jan 2026 |
1, MONARCH COURT, COOK STREET WS10 9FD | Flat/Maisonette | £40,500 | 19 Jan 2026 |
36, BILSTON ROAD WS10 7JB | Detached | £268,000 | 16 Jan 2026 |
29, VICTORY AVENUE WS10 7RR | Semi-detached | £165,000 | 9 Jan 2026 |
7, LEA AVENUE WS10 7NP | Semi-detached | £176,500 | 9 Jan 2026 |
31, BOOTH STREET WS10 8JB | Terraced | £99,000 | 8 Jan 2026 |
FLAT 3, 19, UPPER HIGH STREET WS10 7HQ | Flat/Maisonette |
Data sources (all free & public): HM Land Registry Price Paid Data & UK House Price Index · ONS Housing Affordability Ratios · ONS Private Rental Index · Bank of England Quoted Household Interest Rates · HMRC Monthly Property Transactions
Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.
The average property in WS10 sold for £141,938 in 2026, with a median of £165,000 across 8 transactions. Prices fell 47.8% compared to the previous year.
| £56,500 |
| 7 Jan 2026 |
95, MANOR ROAD WS10 0JP | Terraced | £165,000 | 5 Jan 2026 |
30, WEDGBURY CLOSE WS10 0DA | Flat/Maisonette | £135,000 | 19 Dec 2025 |
108, OLD PARK ROAD WS10 9JE | Terraced | £210,000 | 18 Dec 2025 |
9, BRUNSWICK PARK ROAD WS10 9HL | Semi-detached | £250,000 | 18 Dec 2025 |
50, PINE AVENUE WS10 9NW | Terraced | £85,000 | 18 Dec 2025 |
70, HOBS ROAD WS10 9BW | Detached | £290,000 | 17 Dec 2025 |
147, PARK LANE WS10 9RZ | Semi-detached | £270,000 | 15 Dec 2025 |
70, WINDMILL STREET WS10 9EX | Terraced | £160,000 | 15 Dec 2025 |
38, CHURCH HILL WS10 9DG | Semi-detached | £248,000 | 15 Dec 2025 |
11, WAKES ROAD WS10 0BY | Terraced | £251,500 | 12 Dec 2025 |
15B, SLATER STREET WS10 8EE | Semi-detached | £265,000 | 12 Dec 2025 |
95, CENTENARY LANE WS10 7UD | Terraced | £192,000 | 5 Dec 2025 |
68, FREEMAN ROAD WS10 0HJ | Terraced | £180,000 | 5 Dec 2025 |
The most recent recorded sale in WS10 was a terraced property on Cobden Street for £165,000 in January 2026. Across the last 20 sales, the median price was £180,000.