# 33 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HF

## Property details

- Slug: `7c939f0` (address key hash: `7c939f0e1fcb295e7c9711feecc7854dd460eef8`)
- Postcode: B64 7HF
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 109 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £395,000 Mar 2026
- Price per m²: £3,624/m²
- Local average: £297,500 (12 sales)
- Street crime: 212 incidents within 1 mile (May 2026)

## Latest sale

- Price: £395,000
- Date: 2026-03-13
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 13/04/2032
- **Current heating cost:** £943/year
- **Est. upgrade cost to C:** £19,545

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- 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/9148-3015-4204-1142-5200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-13 | £395,000 | Detached | +47.9% | £402,261 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-e0b3-8922-e063-4804a8c094d0) |
| Sold | 2023-03-24 | £267,000 | Detached | — | £294,951 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/fac30767-a641-5e20-e053-4704a8c004ee) |

*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 |
|---------|-------|------|------|
| 33 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HF | £395,000 | 13/03/2026 | Detached |
| 33 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HF | £267,000 | 24/03/2023 | Detached |

## Historic listings

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

- Matched listing: [164921795](http://87.117.209.195:8080/listings/78a8add)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £395,000 |
| listed | 2025-07-24 | £405,000 |
| sold | 2024-01-01 | £373,000 |
| sold | 2023-01-01 | £267,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 TREJON ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HJ | £280,000 | 24/11/2023 | Detached |
| 2 CRICKETERS MEADOW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HR | £290,000 | 31/10/2023 | Detached |
| 3 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HE | £420,000 | 27/10/2023 | Detached |
| 49 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HF | £420,000 | 18/08/2023 | Detached |
| 9 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HE | £405,000 | 17/08/2023 | Detached |
| 147 BARRS ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EZ | £415,000 | 04/08/2023 | Detached |
| 19 TIMBERTREE ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7LE | £312,500 | 05/10/2022 | Detached |
| 52 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HF | £468,000 | 14/09/2022 | Detached |
| 19 ROWLEY HILL VIEW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7ER | £300,000 | 26/08/2022 | Detached |
| 148 BARRS ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EX | £280,000 | 24/08/2022 | Detached |
| 17 ROWLEY HILL VIEW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7ER | £390,000 | 14/07/2022 | Detached |
| 63 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HE | £365,000 | 24/06/2022 | Detached |
| 82 TREJON ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HJ | £285,000 | 24/06/2022 | Detached |
| 6 BARRS ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HB | £470,000 | 30/05/2022 | Detached |
| 31 TIMBERTREE ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7LF | £295,000 | 29/04/2022 | Detached |
| 8 CRICKETERS MEADOW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HR | £335,000 | 05/04/2022 | Detached |
| 34 TIMBERTREE ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7LE | £468,000 | 31/03/2022 | Detached |
| 7 TREJON ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HJ | £218,000 | 16/03/2022 | Detached |
| 22 ROWLEY HILL VIEW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7ER | £398,000 | 25/02/2022 | Detached |
| 3 CRICKETERS MEADOW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HR | £357,500 | 25/02/2022 | Detached |

**Area average:** £358,600 (20 sales)

## Capital growth trend

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

- **5y growth:** -3.2%
- **10y growth:** 33.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 5.3%
- **5y growth (index):** 33.7%
- **10y growth (index):** 79.9%

## Rental Range

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

- **Low:** £846/mo
- **Realistic:** £940/mo
- **Optimistic:** £1,034/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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Claremont Street, B64 | £1,050/mo | 3 | 0.7 miles | OpenRent |

**Average rent: £1,050/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*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 £1,050/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.3×
- **Monthly cashflow:** £-636/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.7%

*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 | 109 |
| Criminal damage and arson | 26 |
| Vehicle crime | 17 |
| Burglary | 10 |
| Other theft | 10 |
| Public order | 9 |
| Shoplifting | 8 |
| Anti-social behaviour | 7 |
| Other crime | 4 |
| Possession of weapons | 4 |
| Robbery | 4 |
| Drugs | 2 |
| Theft from the person | 2 |
| **Total incidents** | **212** |

*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 |
|------|------|----------|--------|
| Timbertree Academy | Primary | 0.3 miles | Good — 25 Nov 2011 |
| Old Hill Primary School | Primary | 0.5 miles | Good — 4 Jul 2022 |
| Temple Meadow Primary School | Primary | 0.5 miles | Good — 12 Feb 2018 |
| Impact Independent School | Other | 0.6 miles | Good — 11 May 2023 |
| Reddal Hill Primary School | Primary | 0.7 miles | Good — 28 Jun 2022 |