Sold Terraced

53 LEWIS STREET

WALSALL, WEST MIDLANDS WS2 8JZ

2 beds 829 sq ft Listed 20 May 2007 (-7014d)

£89,950

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# 2 bedroom terraced house for sale (WS2 8JZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 53 LEWIS STREET, WALSALL, WEST MIDLANDS WS2 8JZ |
| Price | £89,950 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 77 m² |
| Last sold | £77,300 Jan 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 16/08/2022 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £767/year
- **Est. upgrade cost to C:** £26,900

### Recommendations
- Q (£4,000 - £14,000)
- W (£800 - £1,200)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9938-4011-7278-0912-1930)

## Description

Lounge

3.73m x 3.65m

12'3" x 12'Inner HallwayDining Room

3.74m x 3.62m

12'3" x 11'11"Kitchen

3.77m x 1.97m

12'4" x 6'6"Side HallwayDownstairs BathroomLandingBedroom 1

3.75m x 3.67m

12'4" x 12'Bedroom 2

3.75m x 3.67m

12'4" x 12'Rear Garden

Floorplans are provided to give a general indication of the layout of the property. Accuracy is not guaranteed and should not be relied on for any purpose.

## Property Photos

- ![Photo](/listings/photos/7770921/1636401)
- ![Photo](/listings/photos/7770921/1636403)
- ![Photo](/listings/photos/7770921/1636405)

## Floorplans

- ![Floorplan 1](/listings/photos/7770921/1636407) - Floorplan 1
- ![Floorplan 2](/listings/photos/7770921/1636409) - Floorplan 2

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 53 LEWIS STREET, WALSALL, WEST MIDLANDS, WS2 8JZ | £77,300 | 29/01/2021 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 50 CROFT STREET, WALSALL, WEST MIDLANDS, WS2 8JE | £140,000 | 29/10/2025 | Terraced |
| [Same street] 44 LEWIS STREET, WALSALL, WEST MIDLANDS, WS2 8JZ | £100,000 | 08/11/2024 | Terraced |
| [Same street] 98 LEWIS STREET, WALSALL, WEST MIDLANDS, WS2 8JZ | £175,000 | 01/05/2024 | Semi-detached |
| 30 MARY STREET, WALSALL, WEST MIDLANDS, WS2 8LA | £70,000 | 10/07/2023 | Terraced |
| 9 MARY STREET, WALSALL, WEST MIDLANDS, WS2 8LA | £125,000 | 30/06/2023 | Terraced |
| 35 HOSPITAL STREET, WALSALL, WEST MIDLANDS, WS2 8JP | £100,000 | 26/05/2023 | Terraced |
| 52 GLADSTONE STREET, WALSALL, WEST MIDLANDS, WS2 8BL | £106,000 | 25/01/2023 | Terraced |
| 49 CROFT STREET, WALSALL, WEST MIDLANDS, WS2 8JE | £141,500 | 16/12/2022 | Terraced |
| 52 GLADSTONE STREET, WALSALL, WEST MIDLANDS, WS2 8BL | £101,500 | 09/11/2022 | Terraced |
| 6 LEWIS STREET, WALSALL, WEST MIDLANDS, WS2 8JY | £115,500 | 23/08/2022 | Terraced |
| 13 CROFT STREET, WALSALL, WEST MIDLANDS, WS2 8JR | £147,500 | 19/08/2022 | Terraced |
| 52 STAFFORD STREET, WALSALL, WEST MIDLANDS, WS2 8DR | £70,000 | 15/08/2022 | Terraced |
| 77 HOSPITAL STREET, WALSALL, WEST MIDLANDS, WS2 8JW | £210,000 | 17/05/2022 | Terraced |
| 112 STAFFORD STREET, WALSALL, WEST MIDLANDS, WS2 8DX | £72,000 | 18/03/2022 | Terraced |
| 56 CROFT STREET, WALSALL, WEST MIDLANDS, WS2 8JE | £130,000 | 10/11/2021 | Terraced |

**Street average:** £137,500 (2 sales)
**Area average:** £117,615 (13 sales)

## Price vs local average

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

- **Local average:** £144,934 (45 Terraced, WS2, 2024–2026)
- **Deviation:** -37.9%

## Rental Range

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

- **Low:** £821/mo
- **Realistic:** £912/mo
- **Optimistic:** £1,003/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Black Country (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £623/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 |
|------|------|------|------|------|
| 2 Bed Flat, Wolverhampton St, WS2 | £950/mo | 2 | 0.39 miles | OpenRent |

**Average rent: £950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.06% (strong)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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 £950/mo).*

- **Gross yield:** 12.7%
- **Cost-to-rent:** 7.9×
- **Monthly cashflow:** £476/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 21.9%

*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:** £1,168/m²

## Capital growth trend

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

- **5y growth:** 18.7%
- **10y growth:** 49.9%

## House Price Index (HM Land Registry)

*Official index for Walsall; Terraced series; as of April 2026.*

- **1y growth (index):** 2.5%
- **5y growth (index):** 23.4%
- **10y growth (index):** 64.7%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

Photo 1 Photo 2 Photo 3

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Property details

Floor area

77 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£77,300 Jan 2021

Price per m²

£1,168/m²

Local average

£144,934 (-37.9%)

Deprivation

Decile 1 (703 of 33,755)

Street crime

654 incidents within 1 mile (May 2026)

Key features

A Mid Terraced Property
Lounge, Dining Room, Kitchen.
Downstairs Bathroom.
Two Bedrooms.
Gas Central Heating System.

Description

Lounge
3.73m x 3.65m
12'3" x 12'Inner HallwayDining Room
3.74m x 3.62m
12'3" x 11'11"Kitchen
3.77m x 1.97m
12'4" x 6'6"Side HallwayDownstairs BathroomLandingBedroom 1
3.75m x 3.67m
12'4" x 12'Bedroom 2
3.75m x 3.67m
12'4" x 12'Rear Garden
Floorplans are provided to give a general indication of the layout of the property. Accuracy is not guaranteed and should not be relied on for any purpose.

Listed by

Walsall

Halifax Estate Agents

Reference: 7770921

EPC Rating & Upgrade Cost

This certificate expired on 16/08/2022. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: C

Inspection date: 17/08/2012

Expiry date: 16/08/2022 (expired)

Current heating cost: £767/year

Potential heating cost: £520/year

Est. upgrade cost to C: £26,900

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 (£800 - £1,200)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 2

Price history

Event	Date	Price	% change
Sold	29/01/2021 (5 years ago)	£77,300	—

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
50 CROFT STREET, WALSALL, WEST MIDLANDS, WS2 8JE	£140,000	29/10/2025	Terraced
Same street 44 LEWIS STREET, WALSALL, WEST MIDLANDS, WS2 8JZ	£100,000	08/11/2024	Terraced
Same street 98 LEWIS STREET, WALSALL, WEST MIDLANDS, WS2 8JZ	£175,000	01/05/2024	Semi-detached
30 MARY STREET, WALSALL, WEST MIDLANDS, WS2 8LA	£70,000	10/07/2023	Terraced
9 MARY STREET, WALSALL, WEST MIDLANDS, WS2 8LA	£125,000	30/06/2023	Terraced
35 HOSPITAL STREET, WALSALL, WEST MIDLANDS, WS2 8JP	£100,000	26/05/2023	Terraced
52 GLADSTONE STREET, WALSALL, WEST MIDLANDS, WS2 8BL	£106,000	25/01/2023	Terraced
49 CROFT STREET, WALSALL, WEST MIDLANDS, WS2 8JE	£141,500	16/12/2022	Terraced
52 GLADSTONE STREET, WALSALL, WEST MIDLANDS, WS2 8BL	£101,500	09/11/2022	Terraced
6 LEWIS STREET, WALSALL, WEST MIDLANDS, WS2 8JY	£115,500	23/08/2022	Terraced
13 CROFT STREET, WALSALL, WEST MIDLANDS, WS2 8JR	£147,500	19/08/2022	Terraced
52 STAFFORD STREET, WALSALL, WEST MIDLANDS, WS2 8DR	£70,000	15/08/2022	Terraced
77 HOSPITAL STREET, WALSALL, WEST MIDLANDS, WS2 8JW	£210,000	17/05/2022	Terraced
112 STAFFORD STREET, WALSALL, WEST MIDLANDS, WS2 8DX	£72,000	18/03/2022	Terraced
56 CROFT STREET, WALSALL, WEST MIDLANDS, WS2 8JE	£130,000	10/11/2021	Terraced

Street average: £137,500 (2 sales)

Area average: £117,615 (13 sales)

Capital growth trend

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

5y growth 18.7%

10y growth 49.9%

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

1y (index) 2.5%

5y (index) 23.4%

10y (index) 64.7%

Rental Range

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

Low £821/mo

Realistic £912/mo

Optimistic £1,003/mo

Based on Local Authority from postcode lookup → Walsall.

LHA (30th percentile) floor for Black Country: £623/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WS2 8JZ

Nearby

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

Type	Name	Distance
Bus stop	Green Lane / Hospital St	0.1 miles
Shop	Lifestyle Express	0.3 miles
Shop	Kutchen Haus	0.3 miles
Train station	Walsall	0.6 miles
University	University of Wolverhampton, Walsall Campus	1.6 miles
Train station	Darlaston	1.7 miles
University	Maryvale Institute	5.1 miles
Hospital	Bilston Street Surgery	6.5 miles
Hospital	krishna pemmaraju	7.7 miles

Street-level crime

Category	Count
Violence and sexual offences	250
Shoplifting	96
Vehicle crime	56
Public order	41
Criminal damage and arson	39
Burglary	36
Drugs	33
Other theft	30
Anti-social behaviour	19
Possession of weapons	16
Robbery	15
Theft from the person	12
Other crime	11
Total incidents	654

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
Croft Academy	Primary	0.1 miles	— (Inspected (no overall grade))
St Patrick's Catholic Primary School, Walsall	Primary	0.2 miles	Good — 6 Dec 2016
West Midlands Education and Skills	Other	0.2 miles	Requires improvement — 10 Jul 2023
Birchills Church of England Community Academy	Primary	0.3 miles	Good — 14 May 2024
Walsall College	Other	0.3 miles	— (No rating)

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
2 Bed Flat, Wolverhampton St, WS2	£950/mo	2	0.39 miles	OpenRent

Average rent: £950/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.06%

Max investor price (0.8%) £118,750

Target investor price (1%) £95,000

Gross yield 12.7%

Cost-to-rent ratio 7.9×

Monthly cashflow £476/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 21.9%

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).