# 29 SURFEIT HILL ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EB

## Property details

- Slug: `ee1ec90` (address key hash: `ee1ec90f3fe6f3474b0fca44a4add082ca0865a2`)
- Postcode: B64 7EB
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 80 m²
- EPC rating: E
- Year built: England and Wales: 1930-1949
- Last sold: £240,000 Feb 2026
- Price per m²: £3,000/m²
- Local average: £227,364 (22 sales)
- Street crime: 224 incidents within 1 mile (May 2026)

## Latest sale

- Price: £240,000
- Date: 2026-02-20
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 27/09/2030
- **Current heating cost:** £889/year
- **Est. upgrade cost to C:** £19,900

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- G (£350 - £450)
- 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/2000-4601-4000-5202-8321)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £240,000 | Semi-detached | +43.3% | £248,595 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-c12c-d8ea-e063-4704a8c0bf7d) |
| Sold | 2021-03-26 | £167,500 | Semi-detached | — | £230,696 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/c8a3a576-c2c3-0425-e053-6c04a8c0947b) |

*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 |
|---------|-------|------|------|
| 29 SURFEIT HILL ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EB | £240,000 | 20/02/2026 | Semi-detached |
| 29 SURFEIT HILL ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EB | £167,500 | 26/03/2021 | 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: [165994004](http://87.117.209.195:8080/listings/0746e82)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £240,000 |
| listed | 2025-08-20 | £240,000 |
| sold | 2021-01-01 | £167,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 104A CORNGREAVES ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7DX | £245,000 | 14/11/2025 | Semi-detached |
| 75 BARRS ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HH | £260,000 | 18/07/2025 | Semi-detached |
| 85 SUTHERLAND ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 6EB | £167,500 | 20/12/2023 | Semi-detached |
| 3 NEWLAND GARDENS, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HQ | £267,500 | 06/12/2023 | Semi-detached |
| 4 THE PARADE, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EF | £145,500 | 30/06/2023 | Semi-detached |
| 90 CODSALL ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EH | £190,000 | 22/03/2023 | Semi-detached |
| 5 SURFEIT HILL ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EB | £235,000 | 10/03/2023 | Semi-detached |
| 26 CODSALL ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7DZ | £155,000 | 23/02/2023 | Semi-detached |
| 39 MEADOW WALK, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EQ | £175,000 | 19/12/2022 | Semi-detached |
| 33 SURFEIT HILL ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EB | £175,000 | 01/11/2022 | Semi-detached |
| 1 SURFEIT HILL ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EB | £185,000 | 04/07/2022 | Semi-detached |
| 64 CODSALL ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7DZ | £140,000 | 27/05/2022 | Semi-detached |
| 65 CODSALL ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7DZ | £150,000 | 29/04/2022 | Semi-detached |
| 21 CODSALL ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7DZ | £150,000 | 27/04/2022 | Semi-detached |
| 65 BARRS ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HH | £235,000 | 14/04/2022 | Semi-detached |
| 12 MEADOW WALK, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EG | £150,000 | 18/02/2022 | Semi-detached |
| 82 MEADOW WALK, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EL | £156,250 | 28/01/2022 | Semi-detached |
| 68 CODSALL ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7DZ | £145,000 | 30/09/2021 | Semi-detached |
| 49 THE PARADE, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EF | £135,000 | 27/09/2021 | Semi-detached |
| 3 WALLACE RISE, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7LP | £135,000 | 18/08/2021 | Semi-detached |

**Area average:** £179,838 (20 sales)

## Capital growth trend

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

- **5y growth:** 17.2%
- **10y growth:** 42%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 5.5%
- **5y growth (index):** 35.9%
- **10y growth (index):** 84.9%

## 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 End Terrace, Meadow Walk, B64 | £950/mo | 3 | 0.16 miles | OpenRent |
| 3 Bed Terraced House, Sidaway Street, B64 | £1,050/mo | 3 | 0.58 miles | OpenRent |

**Average rent: £1,000/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £125,000
- **Target investor price (1%):** £100,000

*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 £1,000/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20×
- **Monthly cashflow:** £-70/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.2%

*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 | 104 |
| Criminal damage and arson | 28 |
| Vehicle crime | 19 |
| Other theft | 13 |
| Anti-social behaviour | 12 |
| Public order | 12 |
| Burglary | 11 |
| Possession of weapons | 8 |
| Other crime | 4 |
| Robbery | 4 |
| Shoplifting | 4 |
| Theft from the person | 3 |
| Drugs | 2 |
| **Total incidents** | **224** |

*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 | 0.2 miles | Good — 25 Nov 2011 |
| Corngreaves Academy | Primary | 0.5 miles | Good — 23 Mar 2023 |
| Old Hill Primary School | Primary | 0.5 miles | Good — 4 Jul 2022 |
| Cradley CofE Primary School | Primary | 0.6 miles | Outstanding — 26 Sep 2022 |
| Impact Independent School | Other | 0.6 miles | Good — 11 May 2023 |