# 1 BASALT LANE, WEDNESBURY, WALSALL, WEST MIDLANDS, WS10 8WF

## Property details

- Slug: `53105ca` (address key hash: `53105ca65747988f529d8acd1831c1d5c23bc43e`)
- Postcode: WS10 8WF
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 109 m²
- EPC rating: B
- Last sold: £360,000 Mar 2026
- Price per m²: £3,303/m²
- Local average: £305,500 (6 sales)
- Street crime: 373 incidents within 1 mile (May 2026)

## Latest sale

- Price: £360,000
- Date: 2026-03-31
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 13/10/2030
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/5090-6240-0532-4090-3003)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-31 | £360,000 | Detached | +24.1% | £364,419 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-3121-b8d0-e063-4704a8c08d98) |
| Sold | 2020-10-16 | £289,995 | Detached | — | £368,772 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/d93b27b1-0533-3100-e053-6c04a8c08887) |

*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 |
|---------|-------|------|------|
| 1 BASALT LANE, WEDNESBURY, WALSALL, WEST MIDLANDS, WS10 8WF | £360,000 | 31/03/2026 | Detached |
| 1 BASALT LANE, WEDNESBURY, WALSALL, WEST MIDLANDS, WS10 8WF | £289,995 | 16/10/2020 | Detached |

## Historic listings

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

- Matched listing: [166028741](http://87.117.209.195:8080/listings/1cdf982)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £360,000 |
| listed | 2025-08-20 | £375,000 |
| sold | 2020-01-01 | £289,995 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 52 STANBURY AVENUE, WEDNESBURY, WALSALL, WEST MIDLANDS, WS10 8QG | £250,000 | 28/09/2023 | Detached |
| 15 BASALT LANE, WEDNESBURY, WALSALL, WEST MIDLANDS, WS10 8WF | £320,000 | 19/08/2022 | Detached |
| 12 BAGWALL CRESCENT, WEDNESBURY, WALSALL, WEST MIDLANDS, WS10 8WA | £335,000 | 10/08/2022 | Detached |
| 15 BAGWALL CRESCENT, WEDNESBURY, WALSALL, WEST MIDLANDS, WS10 8WA | £320,000 | 29/09/2021 | Detached |
| 14 CERAMIC CLOSE, WEDNESBURY, WALSALL, WEST MIDLANDS, WS10 8WG | £272,995 | 04/08/2021 | Detached |
| 89 BERRY AVENUE, WEDNESBURY, WALSALL, WEST MIDLANDS, WS10 8QF | £255,600 | 02/08/2021 | Detached |
| 87 BERRY AVENUE, WEDNESBURY, WALSALL, WEST MIDLANDS, WS10 8QF | £234,995 | 02/08/2021 | Detached |

**Area average:** £284,084 (7 sales)

## Capital growth trend

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

- **5y growth:** 34%
- **10y growth:** 119.3%

## House Price Index (HM Land Registry)

*Official index for Walsall; Detached series; as of April 2026.*

- **1y growth (index):** 2.6%
- **5y growth (index):** 23.2%
- **10y growth (index):** 59.8%

## 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 in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Forge Road, WS10 | £715/mo | 1 | 0.34 miles | OpenRent |
| Studio Flat, Pinfold St Extension, WS10 | £737/mo | 1 | 0.39 miles | OpenRent |
| 3 Bed Terraced House, Fraser St, WV14 | £100/mo | 3 | 0.79 miles | OpenRent |
| 3 Bed End Terrace, Princess Anne Road, WV14 | £4,030/mo | 3 | 0.8 miles | OpenRent |

**Average rent: £1,396/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.2% (weak for cashflow)
- **Max investor price (0.8%):** £90,750
- **Target investor price (1%):** £72,600

*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 £726/mo).*

- **Gross yield:** 2.4%
- **Cost-to-rent:** 41.3×
- **Monthly cashflow:** £-789/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.1%

*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 | 162 |
| Shoplifting | 47 |
| Vehicle crime | 37 |
| Criminal damage and arson | 32 |
| Public order | 22 |
| Anti-social behaviour | 17 |
| Burglary | 16 |
| Other theft | 12 |
| Other crime | 10 |
| Drugs | 8 |
| Robbery | 4 |
| Possession of weapons | 3 |
| Theft from the person | 3 |
| **Total incidents** | **373** |

*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 |
|------|------|----------|--------|
| Grace Academy Darlaston | Secondary | 0.3 miles | Good — 18 May 2017 |
| Pinfold Street Primary School | Primary | 0.4 miles | Good — 5 Jul 2017 |
| Rowley View Nursery School | Nursery | 0.5 miles | Outstanding — 24 Oct 2013 |
| Old Church Church of England C Primary School | Primary | 0.5 miles | Good — 23 Jun 2024 |
| St Thomas More Catholic School, Willenhall | Secondary | 0.6 miles | Good — 24 Nov 2022 |