# 32 WEST ROAD, CRADLEY, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2US

## Property details

- Slug: `bbd4735` (address key hash: `bbd473575c0ccf5eba1148b8b46bab58029b0ece`)
- Postcode: B63 2US
- Transactions on record: 3

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 83 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £190,000 Mar 2026
- Price per m²: £2,289/m²
- Local average: £218,955 (33 sales)
- Street crime: 190 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £190,000
- Date: 2026-03-24
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 01/07/2035
- **Current heating cost:** £965/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5200-3326-0322-6502-3353)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-24 | £190,000 | Terraced | +22.6% | £189,642 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-327c-b8d0-e063-4704a8c08d98) |
| Sold | 2019-07-25 | £155,000 | Terraced | +20.6% | £214,569 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/919fec05-7a01-9a90-e053-6c04a8c0a300) |
| Sold | 2015-08-27 | £128,500 | Terraced | — | £214,979 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/288dce29-6711-e510-e050-a8c06205480e) |

*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 |
|---------|-------|------|------|
| 32 WEST ROAD, CRADLEY, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2US | £190,000 | 24/03/2026 | Terraced |
| 32 WEST ROAD, CRADLEY, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2US | £155,000 | 25/07/2019 | Terraced |
| 32 WEST ROAD, CRADLEY, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2US | £128,500 | 27/08/2015 | Terraced |

## Historic listings

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

- Matched listing: [172448285](http://87.117.209.195:8080/listings/92196be)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-02-20 | £160,000 |
| sold | 2026-01-01 | £190,000 |
| sold | 2019-01-01 | £155,000 |
| sold | 2015-01-01 | £128,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 WEST ROAD, CRADLEY, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2US | £172,000 | 24/11/2025 | Terraced |
| 150A PARK ROAD, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2NR | £121,500 | 28/11/2023 | Terraced |
| 14 WEST ROAD, CRADLEY, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2US | £212,000 | 03/11/2023 | Terraced |
| 46 WEST ROAD, CRADLEY, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2US | £220,000 | 30/10/2023 | Terraced |
| 14 GLYNN CRESCENT, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2PZ | £222,000 | 23/10/2023 | Terraced |
| 14 GLYNN CRESCENT, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2PZ | £222,000 | 23/10/2023 | Terraced |
| 55 MAPLE TREE LANE, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2BT | £162,000 | 29/09/2023 | Terraced |
| 139 PARK ROAD, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2NR | £315,000 | 18/09/2023 | Terraced |
| 33 SLADE ROAD, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2UR | £215,000 | 31/07/2023 | Terraced |
| 4 GLYNN CRESCENT, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2PZ | £247,500 | 25/11/2022 | Terraced |
| 150A PARK ROAD, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2NR | £185,000 | 05/08/2022 | Terraced |
| 14 SADDLERS CLOSE, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2DG | £235,000 | 29/07/2022 | Terraced |
| 10 MAPLE TREE LANE, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2BN | £150,000 | 26/07/2022 | Terraced |
| 7 BLUE BALL LANE, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2UH | £175,000 | 14/03/2022 | Terraced |
| 10 MAPLE TREE LANE, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2BN | £85,000 | 11/02/2022 | Terraced |
| 45 WEST ROAD, CRADLEY, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2US | £176,000 | 10/09/2021 | Terraced |
| 106 LONG INNAGE, HALESOWEN, DUDLEY, WEST MIDLANDS, B63 2UY | £160,000 | 09/09/2021 | Terraced |

**Area average:** £192,647 (17 sales)

## Capital growth trend

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

- **5y growth:** 5.3%
- **10y growth:** 29.9%

## House Price Index (HM Land Registry)

*Official index for Dudley; Terraced series; as of May 2026.*

- **1y growth (index):** 4.9%
- **5y growth (index):** 22.9%
- **10y growth (index):** 62.7%

## Rental Range

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

- **Low:** £767/mo
- **Realistic:** £852/mo
- **Optimistic:** £937/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 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Lye, DY9 | £650/mo | 1 | 0.75 miles | OpenRent |

**Average rent: £650/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £81,250
- **Target investor price (1%):** £65,000

*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 £650/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.4×
- **Monthly cashflow:** £-188/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.1%

*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 | 97 |
| Shoplifting | 20 |
| Public order | 14 |
| Burglary | 12 |
| Criminal damage and arson | 10 |
| Other theft | 9 |
| Other crime | 8 |
| Vehicle crime | 6 |
| Anti-social behaviour | 5 |
| Drugs | 4 |
| Possession of weapons | 2 |
| Robbery | 2 |
| Bicycle theft | 1 |
| **Total incidents** | **190** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Colley Lane Primary Academy | Primary | 0.1 miles | Good — 10 Mar 2020 |
| Cradley CofE Primary School | Primary | 0.2 miles | Outstanding — 26 Sep 2022 |
| Caslon Primary Community  School | Primary | 0.6 miles | — (Inspected (no overall grade)) |
| Timbertree Academy | Primary | 0.8 miles | Good — 25 Nov 2011 |
| Wollescote Primary School | Primary | 0.9 miles | Good — 11 May 2023 |