# 33 DURHAM ROAD, WALSALL, WEST MIDLANDS, WS2 9TF

## Property details

- Slug: `ba6e10f` (address key hash: `ba6e10f22fdf0924516496913a5fd8cf3ca290a6`)
- Postcode: WS2 9TF
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 85 m²
- EPC rating: E
- Year built: England and Wales: 1950-1966
- Last sold: £85,000 Jan 2026
- Price per m²: £1,000/m²
- Local average: £197,829 (35 sales)
- Street crime: 454 incidents within 1 mile (May 2026)

## Latest sale

- Price: £85,000
- Date: 2026-01-28
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 11/07/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,013/year
- **Est. upgrade cost to C:** £22,068

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- W (£800 - £1,200)
- C (£15 - £30)
- E (£20)
- F (£200 - £400)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8204-6221-7129-7497-6373)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £85,000 | Semi-detached | +112.5% | £84,922 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-95d8-591c-e063-4704a8c00c31) |
| Sold | 1999-07-30 | £40,000 | Semi-detached | — | £183,529 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/08467cf1-6a87-4f56-be43-de50a3abd023) |

*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 DURHAM ROAD, WALSALL, WEST MIDLANDS, WS2 9TF | £85,000 | 28/01/2026 | Semi-detached |
| 33 DURHAM ROAD, WALSALL, WEST MIDLANDS, WS2 9TF | £40,000 | 30/07/1999 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 RESERVOIR STREET, WALSALL, WEST MIDLANDS, WS2 9TG | £170,000 | 06/03/2025 | Semi-detached |
| 97 ALUMWELL ROAD, WALSALL, WEST MIDLANDS, WS2 9XQ | £135,000 | 02/06/2023 | Semi-detached |
| 63 RESERVOIR STREET, WALSALL, WEST MIDLANDS, WS2 9TG | £175,000 | 06/04/2023 | Semi-detached |
| 44 DURHAM PLACE, WALSALL, WEST MIDLANDS, WS2 9SY | £107,445 | 10/02/2023 | Semi-detached |
| 40 PRIMLEY AVENUE, WALSALL, WEST MIDLANDS, WS2 9UW | £158,000 | 23/11/2022 | Semi-detached |
| 30 EXETER PLACE, WALSALL, WEST MIDLANDS, WS2 9UQ | £190,000 | 17/11/2022 | Semi-detached |
| 40 PRIMLEY AVENUE, WALSALL, WEST MIDLANDS, WS2 9UW | £150,000 | 04/10/2022 | Semi-detached |
| 60 PRIMLEY AVENUE, WALSALL, WEST MIDLANDS, WS2 9UW | £170,000 | 09/09/2022 | Semi-detached |
| 53 ALUMWELL ROAD, WALSALL, WEST MIDLANDS, WS2 9XQ | £188,000 | 09/09/2022 | Semi-detached |
| 67 JEROME ROAD, WALSALL, WEST MIDLANDS, WS2 9SZ | £185,000 | 02/09/2022 | Semi-detached |
| 43 RESERVOIR STREET, WALSALL, WEST MIDLANDS, WS2 9TG | £125,000 | 29/07/2022 | Semi-detached |
| 22 EXETER PLACE, WALSALL, WEST MIDLANDS, WS2 9UQ | £215,000 | 28/04/2022 | Semi-detached |
| 64 JEROME ROAD, WALSALL, WEST MIDLANDS, WS2 9SZ | £195,000 | 04/04/2022 | Semi-detached |
| 63 FLAXHALL STREET, WALSALL, WEST MIDLANDS, WS2 9TL | £130,000 | 28/03/2022 | Semi-detached |
| 26 JEROME ROAD, WALSALL, WEST MIDLANDS, WS2 9SU | £134,000 | 02/02/2022 | Semi-detached |
| 27 DURHAM ROAD, WALSALL, WEST MIDLANDS, WS2 9TF | £249,000 | 21/01/2022 | Semi-detached |
| 18 JEROME ROAD, WALSALL, WEST MIDLANDS, WS2 9TP | £130,000 | 22/12/2021 | Semi-detached |
| 116 ALUMWELL ROAD, WALSALL, WEST MIDLANDS, WS2 9XG | £180,000 | 27/10/2021 | Semi-detached |
| 63 JEROME ROAD, WALSALL, WEST MIDLANDS, WS2 9SZ | £195,000 | 14/10/2021 | Semi-detached |
| 56 PRIMLEY AVENUE, WALSALL, WEST MIDLANDS, WS2 9UW | £200,000 | 30/09/2021 | Semi-detached |

**Area average:** £169,072 (20 sales)

## Capital growth trend

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

- **5y growth:** 25%
- **10y growth:** 61.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.2%
- **5y growth (index):** 24.9%
- **10y growth (index):** 66%

## Rental Range

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

- **Low:** £821/mo
- **Realistic:** £912/mo
- **Optimistic:** £1,003/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Darlaston Road, WS2 | £875/mo | 2 | 0.42 miles | OpenRent |
| 2 Bed Flat, Merton Way, WS2 | £680/mo | 2 | 0.46 miles | OpenRent |

**Average rent: £778/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.92% (okay)
- **Max investor price (0.8%):** £97,250
- **Target investor price (1%):** £77,800

*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 £778/mo).*

- **Gross yield:** 11%
- **Cost-to-rent:** 9.1×
- **Monthly cashflow:** £340/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 16.6%

*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:** 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 | 177 |
| Vehicle crime | 53 |
| Shoplifting | 42 |
| Criminal damage and arson | 31 |
| Other theft | 29 |
| Public order | 28 |
| Burglary | 27 |
| Drugs | 24 |
| Anti-social behaviour | 12 |
| Possession of weapons | 11 |
| Robbery | 8 |
| Other crime | 7 |
| Theft from the person | 5 |
| **Total incidents** | **454** |

*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 |
|------|------|----------|--------|
| West Walsall E-ACT Academy | Secondary | 0.2 miles | Good — 23 Nov 2017 |
| Alumwell Nursery School | Nursery | 0.4 miles | Outstanding — 26 Feb 2014 |
| Alumwell Junior School | Primary | 0.4 miles | Good — 19 Jun 2023 |
| Alumwell Infant School | Primary | 0.4 miles | Good — 1 May 2024 |
| Hillary Primary School | Primary | 0.6 miles | Requires improvement — 13 Sep 2023 |