Semi-Detached 2 sales on record

13 THE CRESCENT

SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ES

£390,000

Location

Map view View on Google Maps View on OpenStreetMap Street View B90 2ES

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Stratford Rd / Sandy Hill Rd	0.2 miles
Shop	Hair Solihull	0.2 miles
Train station	Yardley Wood	0.9 miles
University	University of Birmingham School of Dentistry	4.1 miles
Hospital	West Heath Hospital	5.2 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

94 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£390,000 Feb 2026

Price per m²

£4,149/m²

Local average

£351,983 (99 sales)

Street crime

234 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 20/06/2022

Expiry date: 19/06/2032

Current heating cost: £840/year

Potential heating cost: £630/year

Est. upgrade cost to C: £19,500

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	05/02/2026	£390,000	Semi-detached	+400%	£395,050 to April 2026	View transaction
Sold	28/05/1999	£78,000	Semi-detached	—	£318,578 to April 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£390,000
listed	14/11/2025	£390,000
sold	01/01/1999	£78,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
106 STONOR ROAD, HALL GREEN, BIRMINGHAM, WEST MIDLANDS, B28 0QS	£530,000	03/12/2025	Semi-detached
12 SANDGATE ROAD, BIRMINGHAM, WEST MIDLANDS, B28 0UN	£325,000	20/12/2023	Semi-detached
6 NAYLAND CROFT, BIRMINGHAM, WEST MIDLANDS, B28 0QH	£390,000	08/12/2023	Semi-detached
59 STONOR ROAD, HALL GREEN, BIRMINGHAM, WEST MIDLANDS, B28 0QP	£341,350	08/12/2023	Semi-detached
30 NAYLAND CROFT, BIRMINGHAM, WEST MIDLANDS, B28 0QH	£330,000	01/12/2023	Semi-detached
4 STANLEY AVENUE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 3NJ	£280,500	17/11/2023	Semi-detached
159 SANDY HILL ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2EX	£250,000	03/11/2023	Semi-detached
80 SANDY HILL ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2EU	£362,500	24/10/2023	Semi-detached
40 BLYTHSFORD ROAD, BIRMINGHAM, WEST MIDLANDS, B28 0UR	£258,375	28/07/2023	Semi-detached
98 SANDY HILL ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2EU	£385,000	28/07/2023	Semi-detached
77 STRATFORD ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 3NB	£480,000	14/07/2023	Semi-detached
27 VICTORIA CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2FG	£341,500	30/06/2023	Semi-detached
3 STANLEY AVENUE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 3NJ	£333,000	30/06/2023	Semi-detached
134 SANDY HILL ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2EX	£330,000	15/06/2023	Semi-detached
2 CHECKLEY CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2BW	£380,000	09/06/2023	Semi-detached
35 THE CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ES	£350,000	19/04/2023	Semi-detached
41 BLYTHSFORD ROAD, BIRMINGHAM, WEST MIDLANDS, B28 0UP	£270,000	13/04/2023	Semi-detached
46 STANTON ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2DU	£320,000	04/04/2023	Semi-detached
106 STONOR ROAD, HALL GREEN, BIRMINGHAM, WEST MIDLANDS, B28 0QS	£375,000	27/03/2023	Semi-detached
128 SANDY HILL ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2EX	£375,000	17/03/2023	Semi-detached

Area average: £350,361 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 12%

10y growth 36.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Solihull. Series: Semi-detached. As of April 2026.

1y (index) 2.9%

5y (index) 13.5%

10y (index) 49.1%

Rental Range

Estimated market rent for Solihull. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,134/mo

Realistic £1,260/mo

Optimistic £1,386/mo

Based on Local Authority from postcode lookup → Solihull.

LHA (30th percentile) floor for Solihull: 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
2 Bed Flat, Sandy Hill Road, B90	£1,050/mo	2	0.06 miles	OpenRent

Average rent: £1,050/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.27%

Max investor price (0.8%) £131,250

Target investor price (1%) £105,000

Gross yield 3.2%

Cost-to-rent ratio 31×

Monthly cashflow £-616/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.5%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Environment Agency Flood Risk Areas (APSFR)

Street-level crime

Category	Count
Violence and sexual offences	92
Shoplifting	47
Vehicle crime	18
Criminal damage and arson	14
Public order	13
Burglary	11
Other theft	11
Anti-social behaviour	10
Drugs	7
Other crime	6
Possession of weapons	2
Robbery	2
Theft from the person	1
Total incidents	234

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Haslucks Green School	Primary	0.2 miles	Good — 4 Sep 2014
Chilcote Primary School	Primary	0.4 miles	Outstanding — 29 Apr 2014
St Ambrose Barlow Catholic Primary School	Primary	0.6 miles	Good — 22 Nov 2022
Tudor Grange Primary Academy, St James	Primary	0.6 miles	Outstanding — 3 Jan 2018
Robin Hood Academy	Primary	0.7 miles	Good — 19 Jul 2013

FENSA

No FENSA certificates found for this address.

# 13 THE CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ES

## Property details

- Slug: `e381843` (address key hash: `e381843ec4075bdb644beaa87745cc92bf1d15a3`)
- Postcode: B90 2ES
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 94 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £390,000 Feb 2026
- Price per m²: £4,149/m²
- Local average: £351,983 (99 sales)
- Street crime: 234 incidents within 1 mile (May 2026)

## Latest sale

- Price: £390,000
- Date: 2026-02-05
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 19/06/2032
- **Current heating cost:** £840/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- 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/2101-3017-2206-3002-7204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-05 | £390,000 | Semi-detached | +400% | £395,050 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-dce9-8922-e063-4804a8c094d0) |
| Sold | 1999-05-28 | £78,000 | Semi-detached | — | £318,578 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/67cc2079-9c5d-451c-a073-e8dc43b68d5b) |

*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 |
|---------|-------|------|------|
| 13 THE CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ES | £390,000 | 05/02/2026 | Semi-detached |
| 13 THE CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ES | £78,000 | 28/05/1999 | Semi-detached |

## Historic listings

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

- Matched listing: [169348916](http://87.117.209.195:8080/listings/b9e2f98)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £390,000 |
| listed | 2025-11-14 | £390,000 |
| sold | 1999-01-01 | £78,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 106 STONOR ROAD, HALL GREEN, BIRMINGHAM, WEST MIDLANDS, B28 0QS | £530,000 | 03/12/2025 | Semi-detached |
| 12 SANDGATE ROAD, BIRMINGHAM, WEST MIDLANDS, B28 0UN | £325,000 | 20/12/2023 | Semi-detached |
| 6 NAYLAND CROFT, BIRMINGHAM, WEST MIDLANDS, B28 0QH | £390,000 | 08/12/2023 | Semi-detached |
| 59 STONOR ROAD, HALL GREEN, BIRMINGHAM, WEST MIDLANDS, B28 0QP | £341,350 | 08/12/2023 | Semi-detached |
| 30 NAYLAND CROFT, BIRMINGHAM, WEST MIDLANDS, B28 0QH | £330,000 | 01/12/2023 | Semi-detached |
| 4 STANLEY AVENUE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 3NJ | £280,500 | 17/11/2023 | Semi-detached |
| 159 SANDY HILL ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2EX | £250,000 | 03/11/2023 | Semi-detached |
| 80 SANDY HILL ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2EU | £362,500 | 24/10/2023 | Semi-detached |
| 40 BLYTHSFORD ROAD, BIRMINGHAM, WEST MIDLANDS, B28 0UR | £258,375 | 28/07/2023 | Semi-detached |
| 98 SANDY HILL ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2EU | £385,000 | 28/07/2023 | Semi-detached |
| 77 STRATFORD ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 3NB | £480,000 | 14/07/2023 | Semi-detached |
| 27 VICTORIA CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2FG | £341,500 | 30/06/2023 | Semi-detached |
| 3 STANLEY AVENUE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 3NJ | £333,000 | 30/06/2023 | Semi-detached |
| 134 SANDY HILL ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2EX | £330,000 | 15/06/2023 | Semi-detached |
| 2 CHECKLEY CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2BW | £380,000 | 09/06/2023 | Semi-detached |
| 35 THE CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ES | £350,000 | 19/04/2023 | Semi-detached |
| 41 BLYTHSFORD ROAD, BIRMINGHAM, WEST MIDLANDS, B28 0UP | £270,000 | 13/04/2023 | Semi-detached |
| 46 STANTON ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2DU | £320,000 | 04/04/2023 | Semi-detached |
| 106 STONOR ROAD, HALL GREEN, BIRMINGHAM, WEST MIDLANDS, B28 0QS | £375,000 | 27/03/2023 | Semi-detached |
| 128 SANDY HILL ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2EX | £375,000 | 17/03/2023 | Semi-detached |

**Area average:** £350,361 (20 sales)

## Capital growth trend

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

- **5y growth:** 12%
- **10y growth:** 36.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.9%
- **5y growth (index):** 13.5%
- **10y growth (index):** 49.1%

## Rental Range

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

- **Low:** £1,134/mo
- **Realistic:** £1,260/mo
- **Optimistic:** £1,386/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Solihull (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 |
|------|------|------|------|------|
| 2 Bed Flat, Sandy Hill Road, B90 | £1,050/mo | 2 | 0.06 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×
- **Monthly cashflow:** £-616/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.5%

*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 | 92 |
| Shoplifting | 47 |
| Vehicle crime | 18 |
| Criminal damage and arson | 14 |
| Public order | 13 |
| Burglary | 11 |
| Other theft | 11 |
| Anti-social behaviour | 10 |
| Drugs | 7 |
| Other crime | 6 |
| Possession of weapons | 2 |
| Robbery | 2 |
| Theft from the person | 1 |
| **Total incidents** | **234** |

*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 |
|------|------|----------|--------|
| Haslucks Green School | Primary | 0.2 miles | Good — 4 Sep 2014 |
| Chilcote Primary School | Primary | 0.4 miles | Outstanding — 29 Apr 2014 |
| St Ambrose Barlow Catholic Primary School | Primary | 0.6 miles | Good — 22 Nov 2022 |
| Tudor Grange Primary Academy, St James | Primary | 0.6 miles | Outstanding — 3 Jan 2018 |
| Robin Hood Academy | Primary | 0.7 miles | Good — 19 Jul 2013 |