# 22 BARROW CLOSE, WALSALL, WEST MIDLANDS, WS9 9BS

## Property details

- Slug: `525eff1` (address key hash: `525eff1fce8cec0fc5c2af80353fa7dd9e35bab6`)
- Postcode: WS9 9BS
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 2
- Floor area: 48 m²
- EPC rating: C
- Year built: England and Wales: 2003-2006
- Last sold: £118,000 Mar 2026
- Price per m²: £2,458/m²
- Local average: £147,182 (11 sales)
- Street crime: 154 incidents within 1 mile (May 2026)

## Latest sale

- Price: £118,000
- Date: 2026-03-23
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 13/06/2034
- **Current heating cost:** £416/year
- **Est. upgrade cost to C:** £1,500

### Recommendations
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9444-3039-6206-2234-0200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-23 | £118,000 | Flat | — | £118,824 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-8ea5-b8d0-e063-4704a8c08d98) |

*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 BARROW CLOSE, WALSALL, WEST MIDLANDS, WS9 9BS | £118,000 | 23/03/2026 | Flat |

## Historic listings

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

- Matched listing: [161651162](http://87.117.209.195:8080/listings/1b2a18c)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £118,000 |
| listed | 2025-05-08 | £125,000 |
| sold | 2004-01-01 | £104,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 BARROW CLOSE, WALSALL, WEST MIDLANDS, WS9 9BS | £110,000 | 28/07/2023 | Flat |
| 8 BARROW CLOSE, WALSALL, WEST MIDLANDS, WS9 9BS | £115,000 | 17/03/2023 | Flat |
| 42 BROWNHILLS ROAD, WALSALL, WEST MIDLANDS, WS8 7BS | £115,000 | 08/11/2022 | Flat |
| 20 BARROW CLOSE, WALSALL, WEST MIDLANDS, WS9 9BS | £100,000 | 30/05/2022 | Flat |
| 38 BROWNHILLS ROAD, WALSALL, WEST MIDLANDS, WS8 7BS | £115,000 | 14/12/2021 | Flat |
| 19 BARROW CLOSE, WALSALL, WEST MIDLANDS, WS9 9BS | £97,000 | 13/08/2021 | Flat |

**Area average:** £108,667 (6 sales)

## Capital growth trend

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

- **5y growth:** -6.3%
- **10y growth:** 42.7%

## House Price Index (HM Land Registry)

*Official index for Walsall; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -2.4%
- **5y growth (index):** 7.8%
- **10y growth (index):** 39.2%

## Rental Range

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

- **Low:** £817/mo
- **Realistic:** £908/mo
- **Optimistic:** £999/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Brownhills Road, WS8 | £875/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Semi-Detached House, Commonside, WS8 | £975/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Semi-Detached House, Clayhanger Lane, WS8 | £1,000/mo | 2 | 0.74 miles | OpenRent |
| 2 Bed Terraced House, Clayhanger Lane, WS8 | £1,150/mo | 2 | 0.74 miles | OpenRent |
| 2 Bed Flat, High Street, WS8 | £800/mo | 2 | 0.75 miles | OpenRent |

**Average rent: £960/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.83% (okay)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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 £975/mo).*

- **Gross yield:** 9.9%
- **Cost-to-rent:** 10.1×
- **Monthly cashflow:** £388/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 13.6%

*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 | 58 |
| Shoplifting | 35 |
| Criminal damage and arson | 13 |
| Vehicle crime | 11 |
| Anti-social behaviour | 7 |
| Burglary | 6 |
| Other theft | 5 |
| Public order | 5 |
| Other crime | 4 |
| Drugs | 3 |
| Robbery | 3 |
| Possession of weapons | 2 |
| Theft from the person | 2 |
| **Total incidents** | **154** |

*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 |
|------|------|----------|--------|
| Walsall Wood School | Primary | 0.3 miles | Good — 28 Nov 2022 |
| St John's Church of England Primary School | Primary | 0.4 miles | Good — 21 Nov 2023 |
| Shire Oak Academy | Secondary | 0.5 miles | Requires improvement — 26 Jul 2022 |
| Oakwood School | Other | 0.5 miles | Outstanding — 8 Apr 2014 |
| Holy Trinity Church of England Primary School | Primary | 0.6 miles | Good — 23 Jul 2013 |