# 3 bedroom semi-detached house for sale (WV13 2RA) ## Property Details | Key | Value | |-----|-------| | Address | 2 HARROWBY PLACE, WILLENHALL, WEST MIDLANDS WV13 2RA | | Price | £210,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | A | | Last sold | £195,000 Jan 2025 | ## Description **SUMMARY** **THREE BEDROOM SEMI DETACHED FAMILY HOME** Located in Willenhall in a popular residential area. Comprises of: Driveway, Lounge, Kitchen, three bedrooms, rear garden and Garage. Internal viewings are recommended to appreciate this property. **DESCRIPTION** Do you need help selling your property? Do you need help finding the right mortgage? Do you have a property to let? Here at Paul Dubberley Willenhall we offer free advice on the house buying and selling process. Contact us on ! **Hall**  Doors to living room, kitchen and store cupboard. Stairs leading to landing. **Living Room** 26' 6" Into Bay x 11' 8" Max ( 8.08m Into Bay x 3.56m Max ) Front aspect double glazed bay window. Through lounge with a feature fire place. At the rear of the lounge there is double glazed windows and patio doors leading to the rear garden. **Kitchen** 15' 7" x 8' 1" ( 4.75m x 2.46m ) Rear aspect double glazed window. Wall and base units with a set in sink. There is room for appliances. Doors leading to rear garden and garage. **Landing**  Side aspect double glazed window. Doors to bedrooms and bathroom. **Bedroom One** 15' 2" Into Bay x 11' 1" Max ( 4.62m Into Bay x 3.38m Max ) Front aspect double glazed window and radiator. **Bedroom Two** 12' 5" x 11' 1" ( 3.78m x 3.38m ) Rear double glazed window and radiator. **Bedroom Three** 8' 1" x 6' 2" Max ( 2.46m x 1.88m Max ) Rear double glazed window and radiator. **Bathroom**  Front aspect double glazed window. Shower over bath, toilet and wash hand basin. **Garage** 16' 6" x 9' 1" ( 5.03m x 2.77m ) Front up and over door with access via front garden. **Front Garden**  Gated driveway with walkway up to front entrance door and Garage. There is also a grassed area. **Rear Garden**  Paved area with a walkway and grassed area. There is a paved patio area, a perfect space for an outdoor seating area. 1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale. 2: These particulars do not constitute part or all of an offer or contract. 3: The measurements indicated are supplied for guidance only and as such must be considered incorrect. 4: Potential buyers are advised to recheck the measurements before committing to any expense. 5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances. 6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor. ## Property Photos - ![Photo](/listings/photos/151124915/508276) - ![Photo](/listings/photos/151124915/508281) - ![Photo](/listings/photos/151124915/508292) - ![Photo](/listings/photos/151124915/508294) - ![Photo](/listings/photos/151124915/508302) - ![Photo](/listings/photos/151124915/508304) - ![Photo](/listings/photos/151124915/508305) - ![Photo](/listings/photos/151124915/508306) - ![Photo](/listings/photos/151124915/508307) - ![Photo](/listings/photos/151124915/508308) - ![Photo](/listings/photos/151124915/508309) - ![Photo](/listings/photos/151124915/508310) - ![Photo](/listings/photos/151124915/508311) - ![Photo](/listings/photos/151124915/508312) - ![Photo](/listings/photos/151124915/508313) - ![Photo](/listings/photos/151124915/508314) - ![Photo](/listings/photos/151124915/508315) ## Floorplans - ![Floorplan 1](/listings/photos/151124915/508316) - Floorplan 1 ## EPC Graphs - ![EPC](/listings/photos/151124915/508317) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 HARROWBY PLACE, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2RA | £195,000 | 10/01/2025 | 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 | |---------|-------|------|------| | 22 SOMERSET ROAD, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2RY | £207,000 | 24/11/2023 | Semi-detached | | 44 SOMERSET ROAD, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2RY | £149,000 | 23/11/2023 | Semi-detached | | [Same street] 56 HARROWBY PLACE, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2RA | £185,000 | 17/11/2023 | Semi-detached | | 10 SOMERSET ROAD, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2RY | £194,000 | 16/11/2023 | Semi-detached | | [Same street] 53 HARROWBY PLACE, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2RA | £135,000 | 27/07/2023 | Semi-detached | | 7 LYMINGTON ROAD, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2SB | £250,000 | 10/05/2023 | Semi-detached | | [Same street] 14 HARROWBY PLACE, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2RA | £148,000 | 22/09/2022 | Semi-detached | | [Same street] 9 HARROWBY PLACE, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2RA | £185,000 | 02/09/2022 | Semi-detached | | 6 BURE GROVE, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2SQ | £250,000 | 09/08/2022 | Semi-detached | | 70 THE CRESCENT, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2QR | £157,500 | 24/06/2022 | Semi-detached | | 16 THE CRESCENT, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2QR | £155,000 | 10/06/2022 | Semi-detached | | 26 SOMERSET ROAD, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2RY | £140,000 | 27/05/2022 | Semi-detached | | [Same street] 15 HARROWBY PLACE, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2RA | £139,000 | 23/05/2022 | Semi-detached | | 24 LAMBOURN ROAD, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2SD | £240,000 | 22/04/2022 | Semi-detached | | 32 FLETCHERS LANE, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2QW | £212,000 | 28/03/2022 | Semi-detached | | [Same street] 15 HARROWBY PLACE, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2RA | £107,000 | 25/03/2022 | Semi-detached | | [Same street] 5 HARROWBY PLACE, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2RA | £75,000 | 14/02/2022 | Semi-detached | | 15 LAMBOURN ROAD, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2SD | £250,000 | 14/01/2022 | Semi-detached | | [Same street] 4 HARROWBY PLACE, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2RA | £245,000 | 30/11/2021 | Semi-detached | | 34 THE CRESCENT, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2QR | £145,000 | 12/11/2021 | Semi-detached | | 32 THE CRESCENT, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2QR | £195,000 | 27/08/2021 | Semi-detached | | 68 SHEPWELL GREEN, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2QJ | £162,500 | 16/08/2021 | Semi-detached | | [Same street] 53 HARROWBY PLACE, WILLENHALL, WALSALL, WEST MIDLANDS, WV13 2RA | £137,000 | 22/07/2021 | Semi-detached | **Street average:** £150,667 (9 sales) **Area average:** £193,357 (14 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £192,816 (19 Semi-detached, WV13, 2024–2026) - **Deviation:** +8.9% ## Rental Range *ONS Price Index of Private Rents (Walsall). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £815/mo - **Realistic:** £906/mo - **Optimistic:** £997/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Black Country (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £748/mo ## 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 Semi-Detached House, Durham Avenue, WV13 | £1,000/mo | 3 | 0.43 miles | OpenRent | | 3 Bed End Terrace, Villiers Street, WV13 | £1,300/mo | 3 | 0.76 miles | OpenRent | | 3 Bed Semi-Detached House, Stafford Road, WS10 | £1,200/mo | 3 | 0.91 miles | OpenRent | | 3 Bed End Terrace, Malkit Close, WS2 | £1,300/mo | 3 | 1.05 miles | OpenRent | **Average rent: £1,200/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.6% (weak for cashflow) - **Max investor price (0.8%):** £156,250 - **Target investor price (1%):** £125,000 *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 £1,250/mo).* - **Gross yield:** 7.1% - **Cost-to-rent:** 14× - **Monthly cashflow:** £273/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 5.4% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 28% - **10y growth:** 49.8% ## House Price Index (HM Land Registry) *Official index for Walsall; Semi-detached series; as of March 2026.* - **1y growth (index):** 2.4% - **5y growth (index):** 24.1% - **10y growth (index):** 66.1% ## 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)