Sold STC Semi-detached

81 ABBEY CRESCENT

OLDBURY, WEST MIDLANDS B68 9HL

3 beds 1 baths 915 sq ft Listed 25 Apr 2023 (-1145d)

£240,000

Offers in Region of

Reduced on 24 Jun 2023

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# 3 bedroom semi-detached house for sale (B68 9HL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 81 ABBEY CRESCENT, OLDBURY, WEST MIDLANDS B68 9HL |
| Price | £240,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 85 m² |
| Last sold | £240,000 Dec 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 23/04/2033
- **Current heating cost:** £1,574/year
- **Est. upgrade cost to C:** £11,500

### Recommendations
- B (£500 - £1,500)
- 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/9837-7024-1200-0964-6222)

## Description

Now taking viewings

Situated in a popular location within the Warley Woods area of Oldbury. This double fronted semi detached home is being sold with NO UPWARD CHAIN and offers ample living space, making it a superb size family home.

This home is conveniently positioned for easy access to the M5 motorway which is a short drive away, local supermarkets and other network links for ease of commuting to Birmingham City Centre, City Hospital and the Queen Elizabeth Hospital. There are a number of local schools within walking distance along with a Library and swimming pool. The University of Birmingham is also a short bus ride away.

Description and measurements

Approach - Front lawned garden with pathway leading to the front entrance

Entrance via a UPVC door into the hall with stairs leading to the first floor landing and doors to

Lounge - 17'2 x 11'9 - Double glazed windows to the front and rear giving duel aspect and plenty of light, wall mounted radiator

Kitchen Diner - 14'1 x 10'10 - Double glazed window to the front, a range of wall and base units incorporating a dishwasher and single drainer sink, wall mounted radiator, central heating boiler, under stairs storage cupboard and door to

Rear lobby - Door to the rear garden, storage cupboard and door to

Guest w.c - Window to the rear and low level w.c

To the first floor landing there is a double glazed window to the rear, wall mounted radiator, access to the loft area and doors to

Bedroom 1 - 14'2 into recess x 10.5 max - Two double glazed windows to the front, built in wardrobe and wall mounted radiator

Bedroom 2 - 11'9 x 8'10 max - Double glazed window to the front and wall mounted radiator

Bedroom 3 - 8'8 x 7'10 - Double glazed window to the rear and wall mounted radiator

Family Bathroom - Double glazed obscure window to the rear, bath with over bath electric shower, hand wash basin, low level w.c and wall mounted radiator

Externally to the rear is an extensive garden with patio area, lawn and side gate access.

EPC Rating Awaited

## Property Photos

- ![Front](/listings/photos/134099651/240991) - Front
- ![Lounge](/listings/photos/134099651/240992) - Lounge
- ![Lounge](/listings/photos/134099651/240993) - Lounge
- ![Kitchen](/listings/photos/134099651/240994) - Kitchen
- ![Bedroom 1](/listings/photos/134099651/240995) - Bedroom 1
- ![Bedroom 1](/listings/photos/134099651/240996) - Bedroom 1
- ![Bedroom 2](/listings/photos/134099651/240997) - Bedroom 2
- ![Bedroom 3](/listings/photos/134099651/240998) - Bedroom 3
- ![Bathroom](/listings/photos/134099651/240999) - Bathroom
- ![Rear Garden](/listings/photos/134099651/241000) - Rear Garden
- ![Front](/listings/photos/134099651/241001) - Front

## Floorplans

- ![Floorplan](/listings/photos/134099651/241002) - Floorplan

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 81 ABBEY CRESCENT, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HL | £240,000 | 21/12/2023 | 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 |
|---------|-------|------|------|
| 21 WHEATLEY ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HW | £227,000 | 30/06/2023 | Semi-detached |
| 34 ABBEY CRESCENT, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HQ | £295,000 | 30/06/2023 | Semi-detached |
| 108 BLEAKHOUSE ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 0LS | £225,000 | 31/03/2023 | Semi-detached |
| 34 HADZOR ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9LA | £260,000 | 24/03/2023 | Semi-detached |
| 49 CASTLE ROAD WEST, OLDBURY, SANDWELL, WEST MIDLANDS, B68 0EN | £285,000 | 10/03/2023 | Semi-detached |
| 110 BLEAKHOUSE ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 0LS | £174,000 | 10/02/2023 | Semi-detached |
| 41 WHEATLEY ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HW | £240,000 | 25/11/2022 | Semi-detached |
| 37 CASTLE ROAD WEST, OLDBURY, SANDWELL, WEST MIDLANDS, B68 0EN | £270,000 | 07/11/2022 | Semi-detached |
| 131 POTTERY ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HE | £267,000 | 29/09/2022 | Semi-detached |
| 14 WARLEY HALL ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9JS | £370,000 | 23/09/2022 | Semi-detached |
| 29 WHEATLEY ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HW | £240,000 | 23/09/2022 | Semi-detached |
| 22 WARLEY HALL ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9JS | £285,000 | 14/09/2022 | Semi-detached |
| 39 WILSON ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9JW | £265,000 | 19/08/2022 | Semi-detached |
| 33 WHEATLEY ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HW | £227,000 | 03/08/2022 | Semi-detached |
| 68 WHEATLEY ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HP | £210,000 | 27/07/2022 | Semi-detached |
| 153 WOLVERHAMPTON ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 0NB | £258,000 | 22/07/2022 | Semi-detached |
| 47 EDWARD ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 0LZ | £265,000 | 13/07/2022 | Semi-detached |
| 46 WARLEY HALL ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9JS | £230,000 | 27/05/2022 | Semi-detached |
| 33 CASTLE ROAD EAST, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9BJ | £340,000 | 04/05/2022 | Semi-detached |
| 30 ABBEY CRESCENT, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HQ | £257,500 | 14/04/2022 | Semi-detached |
| [Same street] 89 ABBEY CRESCENT, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HL | £248,000 | 03/12/2021 | Semi-detached |

**Street average:** £248,000 (1 sale)
**Area average:** £259,525 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £255,176 (29 Semi-detached, B68, 2024–2026)
- **Deviation:** -5.9%

## Rental Range

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

- **Low:** £845/mo
- **Realistic:** £939/mo
- **Optimistic:** £1,033/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 Flat, Hollybush Grove, B32 | £950/mo | 3 | 0.53 miles | OpenRent |
| 3 Bed Semi-Detached House, Ridgacre Road, B32 | £1,475/mo | 3 | 0.76 miles | OpenRent |
| 3 Bed Semi-Detached House, White Road, B32 | £1,350/mo | 3 | 0.98 miles | OpenRent |

**Average rent: £1,258/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 6.8%
- **Cost-to-rent:** 14.8×
- **Monthly cashflow:** £245/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.2%

*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).*

## Price per Square Metre

- **£/m²:** £2,824/m²

## Capital growth trend

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

- **5y growth:** 22.7%
- **10y growth:** 54.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.7%
- **5y growth (index):** 35.9%
- **10y growth (index):** 87.1%

## 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)

Front Lounge Lounge Kitchen Bedroom 1 Bedroom 1 Bedroom 2 Bedroom 3 Bathroom Rear Garden Front

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Property details

Tenure

FREEHOLD

Floor area

85 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£240,000 Dec 2023

Price per m²

£2,824/m²

Local average

£255,176 (-5.9%)

Deprivation

Decile 5 (14,681 of 33,755)

Street crime

229 incidents within 1 mile (Apr 2026)

Key features

NO UPWARD CHAIN
Spacious Semi Detached Home
Lounge
Kitchen Diner
Guest w.c
3 Double Bedrooms
Family Bathroom
Front Garden
Extensive Rear Garden

Additional details

Garden: Yes

Description

Now taking viewings
Situated in a popular location within the Warley Woods area of Oldbury. This double fronted semi detached home is being sold with NO UPWARD CHAIN and offers ample living space, making it a superb size family home.
This home is conveniently positioned for easy access to the M5 motorway which is a short drive away, local supermarkets and other network links for ease of commuting to Birmingham City Centre, City Hospital and the Queen Elizabeth Hospital. There are a number of local schools within walking distance along with a Library and swimming pool. The University of Birmingham is also a short bus ride away.
Description and measurements
Approach - Front lawned garden with pathway leading to the front entrance
Entrance via a UPVC door into the hall with stairs leading to the first floor landing and doors to
Lounge - 17'2 x 11'9 - Double glazed windows to the front and rear giving duel aspect and plenty of light, wall mounted radiator
Kitchen Diner - 14'1 x 10'10 - Double glazed window to the front, a range of wall and base units incorporating a dishwasher and single drainer sink, wall mounted radiator, central heating boiler, under stairs storage cupboard and door to
Rear lobby - Door to the rear garden, storage cupboard and door to
Guest w.c - Window to the rear and low level w.c
To the first floor landing there is a double glazed window to the rear, wall mounted radiator, access to the loft area and doors to
Bedroom 1 - 14'2 into recess x 10.5 max - Two double glazed windows to the front, built in wardrobe and wall mounted radiator
Bedroom 2 - 11'9 x 8'10 max - Double glazed window to the front and wall mounted radiator
Bedroom 3 - 8'8 x 7'10 - Double glazed window to the rear and wall mounted radiator
Family Bathroom - Double glazed obscure window to the rear, bath with over bath electric shower, hand wash basin, low level w.c and wall mounted radiator
Externally to the rear is an extensive garden with patio area, lawn and side gate access.
EPC Rating Awaited

Listed by

North West & Midlands

Yopa Property Ltd

Reference: 134099651

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 24/04/2023

Expiry date: 23/04/2033

Current heating cost: £1,574/year

Potential heating cost: £1,137/year

Est. upgrade cost to C: £11,500

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

Recommendations

Cavity wall insulation (£500 - £1,500)
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

Flood risk

Zone: 2

Risk: In flood risk area

Environment Agency Flood Risk Areas (APSFR)

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Sold	21/12/2023 (2 years ago)	£240,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
21 WHEATLEY ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HW	£227,000	30/06/2023	Semi-detached
34 ABBEY CRESCENT, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HQ	£295,000	30/06/2023	Semi-detached
108 BLEAKHOUSE ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 0LS	£225,000	31/03/2023	Semi-detached
34 HADZOR ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9LA	£260,000	24/03/2023	Semi-detached
49 CASTLE ROAD WEST, OLDBURY, SANDWELL, WEST MIDLANDS, B68 0EN	£285,000	10/03/2023	Semi-detached
110 BLEAKHOUSE ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 0LS	£174,000	10/02/2023	Semi-detached
41 WHEATLEY ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HW	£240,000	25/11/2022	Semi-detached
37 CASTLE ROAD WEST, OLDBURY, SANDWELL, WEST MIDLANDS, B68 0EN	£270,000	07/11/2022	Semi-detached
131 POTTERY ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HE	£267,000	29/09/2022	Semi-detached
14 WARLEY HALL ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9JS	£370,000	23/09/2022	Semi-detached
29 WHEATLEY ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HW	£240,000	23/09/2022	Semi-detached
22 WARLEY HALL ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9JS	£285,000	14/09/2022	Semi-detached
39 WILSON ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9JW	£265,000	19/08/2022	Semi-detached
33 WHEATLEY ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HW	£227,000	03/08/2022	Semi-detached
68 WHEATLEY ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HP	£210,000	27/07/2022	Semi-detached
153 WOLVERHAMPTON ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 0NB	£258,000	22/07/2022	Semi-detached
47 EDWARD ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 0LZ	£265,000	13/07/2022	Semi-detached
46 WARLEY HALL ROAD, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9JS	£230,000	27/05/2022	Semi-detached
33 CASTLE ROAD EAST, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9BJ	£340,000	04/05/2022	Semi-detached
30 ABBEY CRESCENT, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HQ	£257,500	14/04/2022	Semi-detached
Same street 89 ABBEY CRESCENT, OLDBURY, SANDWELL, WEST MIDLANDS, B68 9HL	£248,000	03/12/2021	Semi-detached

Street average: £248,000 (1 sale)

Area average: £259,525 (20 sales)

Capital growth trend

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

5y growth 22.7%

10y growth 54.4%

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

1y (index) 4.7%

5y (index) 35.9%

10y (index) 87.1%

Rental Range

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

Low £845/mo

Realistic £939/mo

Optimistic £1,033/mo

Based on Local Authority from postcode lookup → Sandwell.

LHA (30th percentile) floor for Black Country: £748/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View B68 9HL

Nearby

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

Type	Name	Distance
Bus stop	Wolverhampton Road / Albert Rd	0.1 miles
Shop	K.H. Discount Store	0.2 miles
Shop	Olivia's Flowers	0.2 miles
Train station	Langley Green	1.6 miles
Train station	Rowley Regis	1.7 miles
University	University of Birmingham School of Dentistry	3.6 miles
University	BIMM University Birmingham	4.6 miles
Hospital	Bilston Street Surgery	7.3 miles
Hospital	Bromsgove Private Hospital	9.6 miles

Street-level crime

Category	Count
Violence and sexual offences	94
Shoplifting	27
Vehicle crime	27
Criminal damage and arson	18
Other theft	15
Public order	12
Burglary	11
Anti-social behaviour	10
Possession of weapons	6
Drugs	3
Robbery	3
Other crime	2
Theft from the person	1
Total incidents	229

Within 1 mile during Apr 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
Lightwoods Primary Academy	Primary	0.3 miles	Good — 17 Jun 2024
Bleakhouse Primary School	Primary	0.4 miles	Good — 13 Sep 2023
Brandhall Primary School	Primary	0.5 miles	Good — 12 Feb 2019
Abbey Junior School	Primary	0.6 miles	Good — 1 Jun 2015
Abbey Infant School	Primary	0.7 miles	Good — 5 Jun 2013

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 Flat, Hollybush Grove, B32	£950/mo	3	0.53 miles	OpenRent
3 Bed Semi-Detached House, Ridgacre Road, B32	£1,475/mo	3	0.76 miles	OpenRent
3 Bed Semi-Detached House, White Road, B32	£1,350/mo	3	0.98 miles	OpenRent

Average rent: £1,258/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.56%

Max investor price (0.8%) £168,750

Target investor price (1%) £135,000

Gross yield 6.8%

Cost-to-rent ratio 14.8×

Monthly cashflow £245/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4.2%

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).