# 31 DRAYCOTT ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B66 1QP

## Property details

- Slug: `3776763` (address key hash: `3776763b9d7de7747d6731c415cab8c3e6a873a3`)
- Postcode: B66 1QP
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Floor area: 66 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £105,000 Apr 2026
- Price per m²: £1,591/m²
- Local average: £182,571 (21 sales)
- Street crime: 397 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £105,000
- Date: 2026-04-09
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 17/06/2031
- **Current heating cost:** £504/year
- **Est. upgrade cost to C:** £23,545

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- E (£45)
- 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/9289-3007-4206-4439-2204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-09 | £105,000 | Terraced | +8.2% | £103,005 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-8cfa-b8d0-e063-4704a8c08d98) |
| Sold | 2017-06-12 | £97,000 | Terraced | — | £161,023 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5376b386-1e4d-34c1-e053-6b04a8c09ff6) |

*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 |
|---------|-------|------|------|
| 31 DRAYCOTT ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B66 1QP | £105,000 | 09/04/2026 | Terraced |
| 31 DRAYCOTT ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B66 1QP | £97,000 | 12/06/2017 | Terraced |

## 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 TOPSHAM ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B67 7LZ | £162,000 | 18/12/2025 | Terraced |
| 27 HOLLY LANE, SMETHWICK, SANDWELL, WEST MIDLANDS, B66 1QN | £139,000 | 12/09/2025 | Terraced |
| 15 DRAYCOTT ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B66 1QP | £140,000 | 14/08/2025 | Terraced |
| 32 TOPSHAM ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B67 7LZ | £155,000 | 29/11/2024 | Terraced |
| 33 ST PAULS ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B66 1EH | £225,000 | 20/12/2023 | Terraced |
| 24 ST ALBANS ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B67 7NH | £150,000 | 23/11/2023 | Terraced |
| 3 BERTRAM ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B67 7NY | £126,000 | 09/11/2023 | Terraced |
| 18 HOLLY LANE, SMETHWICK, SANDWELL, WEST MIDLANDS, B66 1QN | £164,000 | 06/10/2023 | Terraced |
| 7 BERTRAM ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B67 7NY | £166,000 | 10/01/2023 | Terraced |
| 61 BOWDEN ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B67 7PA | £150,000 | 23/11/2022 | Terraced |
| 26A ST PAULS ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B66 1EQ | £220,000 | 11/11/2022 | Terraced |
| 46 BOWDEN ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B67 7PA | £182,500 | 31/10/2022 | Terraced |
| 78 TOPSHAM ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B67 7LZ | £190,000 | 14/10/2022 | Terraced |
| 33 ST ALBANS ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B67 7NH | £120,000 | 12/10/2022 | Terraced |
| 41 HOLLY LANE, SMETHWICK, SANDWELL, WEST MIDLANDS, B67 7JD | £290,000 | 30/09/2022 | Terraced |
| 55 TOPSHAM ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B67 7LY | £175,000 | 29/09/2022 | Terraced |
| 69 TOPSHAM ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B67 7LY | £160,000 | 23/09/2022 | Terraced |
| 37 BERTRAM ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B67 7NY | £178,000 | 30/08/2022 | Terraced |
| 82 BERTRAM ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B67 7NZ | £170,000 | 19/08/2022 | Terraced |
| 7 ST ALBANS ROAD, SMETHWICK, SANDWELL, WEST MIDLANDS, B67 7NH | £155,500 | 10/06/2022 | Terraced |

**Area average:** £170,900 (20 sales)

## Capital growth trend

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

- **5y growth:** 5.8%
- **10y growth:** 27%

## House Price Index (HM Land Registry)

*Official index for Sandwell; Terraced series; as of June 2026.*

- **1y growth (index):** 1.1%
- **5y growth (index):** 26.9%
- **10y growth (index):** 72.6%

## Rental Range

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

- **Low:** £852/mo
- **Realistic:** £947/mo
- **Optimistic:** £1,042/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Birmingham (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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Birmingham, B67 | £1,250/mo | 3 | 0.57 miles | OpenRent |

**Average rent: £1,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.19% (strong)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 14.3%
- **Cost-to-rent:** 7×
- **Monthly cashflow:** £686/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 27.1%

*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 | 201 |
| Vehicle crime | 33 |
| Criminal damage and arson | 25 |
| Other theft | 25 |
| Public order | 22 |
| Anti-social behaviour | 20 |
| Drugs | 15 |
| Robbery | 14 |
| Other crime | 11 |
| Possession of weapons | 11 |
| Shoplifting | 8 |
| Burglary | 7 |
| Bicycle theft | 3 |
| Theft from the person | 2 |
| **Total incidents** | **397** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| Holly Lodge High School College of Science | Secondary | 0.4 miles | Good — 13 Jun 2013 |
| Galton Valley Primary School | Primary | 0.5 miles | Good — 8 Mar 2020 |
| Devonshire Junior Academy | Primary | 0.5 miles | Good — 18 Dec 2013 |
| Devonshire Infant Academy | Primary | 0.5 miles | Outstanding — 17 Jun 2013 |
| George Betts Primary Academy | Primary | 0.6 miles | Good — 26 Jun 2019 |