# 12 KINGSDENE AVENUE, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9TB

## Property details

- Slug: `27ecff6` (address key hash: `27ecff671357cd7ad540634f88c56dbfa97499ae`)
- Postcode: DY6 9TB
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 58 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £265,000 Jan 2026
- Price per m²: £4,569/m²
- Local average: £261,731 (54 sales)
- Street crime: 90 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £265,000
- Date: 2026-01-23
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 25/09/2026
- **Current heating cost:** £572/year
- **Est. upgrade cost to C:** £15,500

### Recommendations
- W1 (£800 - £1,200)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8606-7421-4150-2736-6922)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £265,000 | Semi-detached | +49.3% | £262,786 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-9849-591c-e063-4704a8c00c31) |
| Sold | 2017-01-18 | £177,500 | Semi-detached | — | £283,363 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/49b7852a-a531-7921-e050-a8c063056e8d) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 KINGSDENE AVENUE, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9TB | £265,000 | 23/01/2026 | Semi-detached |
| 12 KINGSDENE AVENUE, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9TB | £177,500 | 18/01/2017 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 ASHLEY CLOSE, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9SX | £210,000 | 06/02/2026 | Semi-detached |
| 31 ASHLEY CLOSE, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9SX | £215,000 | 10/12/2025 | Semi-detached |
| 9 HILLWOOD CLOSE, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9TD | £255,000 | 17/11/2025 | Semi-detached |
| 70 KINGSLEY ROAD, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9RT | £300,000 | 13/02/2025 | Semi-detached |
| 95 MOUNT PLEASANT, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9ST | £265,000 | 04/02/2025 | Semi-detached |
| 128 MOUNT PLEASANT, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9SH | £180,000 | 13/10/2023 | Semi-detached |
| 7 HILLDENE ROAD, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9SR | £300,000 | 28/09/2023 | Semi-detached |
| 99 COT LANE, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9TH | £490,000 | 08/08/2023 | Semi-detached |
| 2 KINGSDENE AVENUE, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9TB | £264,000 | 31/07/2023 | Semi-detached |
| 64 MOUNT PLEASANT, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9SE | £218,000 | 13/01/2023 | Semi-detached |
| 12 HILLDENE ROAD, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9SR | £236,000 | 28/10/2022 | Semi-detached |
| 12 ASHLEY CLOSE, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9SX | £260,000 | 06/10/2022 | Semi-detached |
| 1 MOUNT PLEASANT, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9TG | £275,000 | 13/09/2022 | Semi-detached |
| 22 MOUNT PLEASANT, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9SE | £283,000 | 21/03/2022 | Semi-detached |
| 46 KINGSWOOD ROAD, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9SZ | £225,000 | 14/01/2022 | Semi-detached |
| 160 MOUNT PLEASANT, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9SL | £240,000 | 01/12/2021 | Semi-detached |
| 20 MOUNT PLEASANT, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9SE | £282,500 | 01/12/2021 | Semi-detached |
| 32 KINGSWOOD ROAD, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9TA | £269,950 | 26/11/2021 | Semi-detached |
| 153 MOUNT PLEASANT, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9SS | £249,950 | 26/11/2021 | Semi-detached |
| 93 KINGSLEY ROAD, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9RU | £357,500 | 10/11/2021 | Semi-detached |

**Area average:** £268,795 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 37.3%
- **10y growth:** 57.5%

## House Price Index (HM Land Registry)

*Official index for Dudley; Semi-detached series; as of May 2026.*

- **1y growth (index):** 5.5%
- **5y growth (index):** 25.1%
- **10y growth (index):** 65.8%

## Rental Range

*ONS Price Index of Private Rents (Dudley). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £767/mo
- **Realistic:** £852/mo
- **Optimistic:** £937/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Mid Staffs (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Lawnswood Road, DY8 | £700/mo | 2 | 0.32 miles | OpenRent |

**Average rent: £700/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £87,500
- **Target investor price (1%):** £70,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £700/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.5×
- **Monthly cashflow:** £-439/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.8%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 2
- **Risk:** In flood risk area
- **Source:** Environment Agency Flood Risk Areas (APSFR)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 40 |
| Shoplifting | 15 |
| Vehicle crime | 10 |
| Criminal damage and arson | 8 |
| Burglary | 4 |
| Public order | 4 |
| Other theft | 3 |
| Drugs | 2 |
| Possession of weapons | 2 |
| Anti-social behaviour | 1 |
| Other crime | 1 |
| **Total incidents** | **90** |

*Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Glynne Primary School | Primary | 0.2 miles | Good — 20 Sep 2023 |
| Belle Vue Primary School | Primary | 0.4 miles | Requires improvement — 10 Nov 2022 |
| Fairhaven Primary School | Primary | 0.5 miles | Requires improvement — 22 Nov 2021 |
| Summerhill School | Secondary | 0.6 miles | Good — 7 May 2019 |
| Pens Meadow School | Other | 0.9 miles | Good — 6 Jan 2020 |

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #12963061
- **Address:** 12 Kingsdene Avenue, KINGSWINFORD, DY6 9TB
- **Certificate Issued:** 04/06/2018
- **Work Completed:** 04/05/2018
- **Items:** 8 window(s), 3 door(s)

### FENSA Certificate #2484823
- **Address:** 12 Kingsdene Avenue, KINGSWINFORD, DY6 9TB
- **Certificate Issued:** 28/02/2005
- **Work Completed:** 24/01/2005
- **Items:** 2 window(s), 1 door(s)

### FENSA Certificate #1470211
- **Address:** 12 Kingsdene Avenue, KINGSWINFORD, DY6 9TB
- **Certificate Issued:** 09/02/2004
- **Work Completed:** 26/01/2004
- **Items:** 2 window(s)

### FENSA Certificate #351410
- **Address:** 12 Kingsdene Avenue, KINGSWINFORD, DY6 9TB
- **Certificate Issued:** 14/02/2003
- **Work Completed:** 02/12/2002
- **Items:** 2 window(s), 2 door(s)