Semi-Detached 3 sales on record

22 HIGHDOWN CRESCENT

SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TY

£300,000

Location

Map view View on Google Maps View on OpenStreetMap Street View B90 4TY

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Monkspath Hall Rd / Lakeside Drive	0.1 miles
Shop	J & D Mason	0.4 miles
Train station	Widney Manor	1.0 miles
Hospital	Brian Oliver Centre	6.0 miles
University	University of Birmingham School of Dentistry	6.5 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

59 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£300,000 Feb 2026

Price per m²

£5,085/m²

Local average

£351,983 (99 sales)

Street crime

76 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 21/07/2022

Expiry date: 20/07/2032

Current heating cost: £495/year

Potential heating cost: £365/year

Est. upgrade cost to C: £17,543

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Add additional 80 mm jacket to hot water cylinder (£15 - £30)
Low energy lighting for all fixed outlets (£20)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	06/02/2026	£300,000	Semi-detached	-4.5%	£303,884 to April 2026	View transaction
Sold	17/03/2023	£314,000	Semi-detached	+85.8%	£317,118 to April 2026	View transaction
Sold	14/06/2010	£169,000	Semi-detached	—	£303,663 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£300,000
listed	03/07/2025	£305,000
sold	01/01/2023	£314,000
sold	01/01/2010	£169,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
26 DEANBROOK CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4XS	£390,000	06/01/2026	Semi-detached
12 HIGHDOWN CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TY	£407,500	12/12/2025	Semi-detached
14 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4EG	£514,000	11/09/2025	Semi-detached
12 ROCHFORD COURT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4XJ	£305,000	28/03/2025	Semi-detached
216 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4EQ	£410,000	22/09/2023	Semi-detached
60 CRIMSCOTE CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TT	£280,000	31/08/2023	Semi-detached
21 KNOWLANDS ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4UG	£380,000	23/06/2023	Semi-detached
3 SLATELEY CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4XW	£380,000	17/03/2023	Semi-detached
214 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4EQ	£355,000	07/11/2022	Semi-detached
2 METCHLEY CROFT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TR	£525,000	21/10/2022	Semi-detached
8 ROCHFORD COURT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4XJ	£327,250	30/08/2022	Semi-detached
49 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TA	£505,000	26/08/2022	Semi-detached
186 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4EQ	£355,000	28/07/2022	Semi-detached
19 KITEBROOK CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4UQ	£382,750	17/06/2022	Semi-detached
7 SLATELEY CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4XW	£325,000	13/06/2022	Semi-detached
4 CRIMSCOTE CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TT	£390,000	27/05/2022	Semi-detached
10 THORNTON ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TS	£590,000	29/04/2022	Semi-detached
51 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TA	£440,000	24/02/2022	Semi-detached
206 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4EQ	£300,000	23/02/2022	Semi-detached
218 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4EQ	£335,000	09/02/2022	Semi-detached

Area average: £394,825 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 11%

10y growth 36.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Solihull. Series: Semi-detached. As of April 2026.

1y (index) 2.9%

5y (index) 13.5%

10y (index) 49.1%

Rental Range

Estimated market rent for Solihull. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,134/mo

Realistic £1,260/mo

Optimistic £1,386/mo

Based on Local Authority from postcode lookup → Solihull.

LHA (30th percentile) floor for Solihull: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Semi-Detached House, Shakespeare Road, B90	£1,275/mo	3	0.93 miles	OpenRent
3 Bed Terraced House, Clinton Road, B90	£1,350/mo	3	0.94 miles	OpenRent
3 Bed End Terrace, Cranmore Boulevard, B90	£1,375/mo	3	0.95 miles	OpenRent
3 Bed Semi-Detached House, Clinton Road, B90	£1,500/mo	3	0.95 miles	OpenRent
4 Bed Detached House, Widney Lane, B91	£2,400/mo	4	1.04 miles	OpenRent

Average rent: £1,580/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £171,875

Target investor price (1%) £137,500

Gross yield 5.5%

Cost-to-rent ratio 18.2×

Monthly cashflow £31/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	28
Vehicle crime	12
Burglary	9
Other theft	8
Criminal damage and arson	6
Public order	5
Anti-social behaviour	4
Robbery	2
Drugs	1
Shoplifting	1
Total incidents	76

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Monkspath Junior and Infant School	Primary	0.4 miles	Good — 28 Jan 2011
Widney Junior School	Primary	0.8 miles	Good — 13 Jun 2014
Solihull Alternative Provision Academy	Other	0.8 miles	Good — 13 Oct 2022
Cheswick Green Primary School	Primary	0.9 miles	Good — 8 Apr 2014
Cranmore Infant School	Primary	0.9 miles	Good — 5 May 2022

FENSA

No FENSA certificates found for this address.

# 22 HIGHDOWN CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TY

## Property details

- Slug: `2c19be8` (address key hash: `2c19be85044269709a34e67f90ccf55a2bfd3949`)
- Postcode: B90 4TY
- Transactions on record: 3

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 59 m²
- EPC rating: D
- Year built: England and Wales: 1983-1990
- Last sold: £300,000 Feb 2026
- Price per m²: £5,085/m²
- Local average: £351,983 (99 sales)
- Street crime: 76 incidents within 1 mile (May 2026)

## Latest sale

- Price: £300,000
- Date: 2026-02-06
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 20/07/2032
- **Current heating cost:** £495/year
- **Est. upgrade cost to C:** £17,543

### Recommendations
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- E (£20)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3032-8523-2100-0089-8222)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £300,000 | Semi-detached | -4.5% | £303,884 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-c140-d8ea-e063-4704a8c0bf7d) |
| Sold | 2023-03-17 | £314,000 | Semi-detached | +85.8% | £317,118 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/fac30767-a227-5e20-e053-4704a8c004ee) |
| Sold | 2010-06-14 | £169,000 | Semi-detached | — | £303,663 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/e5b97ba1-044b-4302-8f59-655907a7a7f1) |

*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 |
|---------|-------|------|------|
| 22 HIGHDOWN CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TY | £300,000 | 06/02/2026 | Semi-detached |
| 22 HIGHDOWN CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TY | £314,000 | 17/03/2023 | Semi-detached |
| 22 HIGHDOWN CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TY | £169,000 | 14/06/2010 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [164134616](http://87.117.209.195:8080/listings/68876e9)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £300,000 |
| listed | 2025-07-03 | £305,000 |
| sold | 2023-01-01 | £314,000 |
| sold | 2010-01-01 | £169,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 26 DEANBROOK CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4XS | £390,000 | 06/01/2026 | Semi-detached |
| 12 HIGHDOWN CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TY | £407,500 | 12/12/2025 | Semi-detached |
| 14 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4EG | £514,000 | 11/09/2025 | Semi-detached |
| 12 ROCHFORD COURT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4XJ | £305,000 | 28/03/2025 | Semi-detached |
| 216 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4EQ | £410,000 | 22/09/2023 | Semi-detached |
| 60 CRIMSCOTE CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TT | £280,000 | 31/08/2023 | Semi-detached |
| 21 KNOWLANDS ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4UG | £380,000 | 23/06/2023 | Semi-detached |
| 3 SLATELEY CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4XW | £380,000 | 17/03/2023 | Semi-detached |
| 214 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4EQ | £355,000 | 07/11/2022 | Semi-detached |
| 2 METCHLEY CROFT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TR | £525,000 | 21/10/2022 | Semi-detached |
| 8 ROCHFORD COURT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4XJ | £327,250 | 30/08/2022 | Semi-detached |
| 49 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TA | £505,000 | 26/08/2022 | Semi-detached |
| 186 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4EQ | £355,000 | 28/07/2022 | Semi-detached |
| 19 KITEBROOK CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4UQ | £382,750 | 17/06/2022 | Semi-detached |
| 7 SLATELEY CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4XW | £325,000 | 13/06/2022 | Semi-detached |
| 4 CRIMSCOTE CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TT | £390,000 | 27/05/2022 | Semi-detached |
| 10 THORNTON ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TS | £590,000 | 29/04/2022 | Semi-detached |
| 51 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4TA | £440,000 | 24/02/2022 | Semi-detached |
| 206 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4EQ | £300,000 | 23/02/2022 | Semi-detached |
| 218 HAY LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4EQ | £335,000 | 09/02/2022 | Semi-detached |

**Area average:** £394,825 (20 sales)

## Capital growth trend

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

- **5y growth:** 11%
- **10y growth:** 36.4%

## House Price Index (HM Land Registry)

*Official index for Solihull; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2.9%
- **5y growth (index):** 13.5%
- **10y growth (index):** 49.1%

## Rental Range

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

- **Low:** £1,134/mo
- **Realistic:** £1,260/mo
- **Optimistic:** £1,386/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Shakespeare Road, B90 | £1,275/mo | 3 | 0.93 miles | OpenRent |
| 3 Bed Terraced House, Clinton Road, B90 | £1,350/mo | 3 | 0.94 miles | OpenRent |
| 3 Bed End Terrace, Cranmore Boulevard, B90 | £1,375/mo | 3 | 0.95 miles | OpenRent |
| 3 Bed Semi-Detached House, Clinton Road, B90 | £1,500/mo | 3 | 0.95 miles | OpenRent |
| 4 Bed Detached House, Widney Lane, B91 | £2,400/mo | 4 | 1.04 miles | OpenRent |

**Average rent: £1,580/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £171,875
- **Target investor price (1%):** £137,500

*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 £1,375/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.2×
- **Monthly cashflow:** £31/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.4%

*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:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[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 | 28 |
| Vehicle crime | 12 |
| Burglary | 9 |
| Other theft | 8 |
| Criminal damage and arson | 6 |
| Public order | 5 |
| Anti-social behaviour | 4 |
| Robbery | 2 |
| Drugs | 1 |
| Shoplifting | 1 |
| **Total incidents** | **76** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Monkspath Junior and Infant School | Primary | 0.4 miles | Good — 28 Jan 2011 |
| Widney Junior School | Primary | 0.8 miles | Good — 13 Jun 2014 |
| Solihull Alternative Provision Academy | Other | 0.8 miles | Good — 13 Oct 2022 |
| Cheswick Green Primary School | Primary | 0.9 miles | Good — 8 Apr 2014 |
| Cranmore Infant School | Primary | 0.9 miles | Good — 5 May 2022 |