Sold STC Semi-detached

121 HIGH HADEN ROAD

CRADLEY HEATH, WEST MIDLANDS B64 7PW

3 beds 75 m² Listed 14 Oct 2024 (-618d)

£260,000

Offers Over

Save

# 3 bedroom semi-detached house for sale (B64 7PW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 121 HIGH HADEN ROAD, CRADLEY HEATH, WEST MIDLANDS B64 7PW |
| Price | £260,000 |
| Bedrooms | 3 |
| Council tax | TBC |
| Last sold | £260,000 Aug 2025 |

## Description

Situated on a popular road and offering well presented accommodation this three bedroom home is ready to go. Well proportioned throughout making it an ideal family home. Internally comprises entrance hall, wonderful lounge diner, an extended fitted kitchen and useful downstairs WC. On the first floor are three bedrooms and the family bathroom. Outside the property is ample off street parking with electric car charging point and a well kept, generous rear garden. There are also superb views available to the front.

## Property Photos

- ![PHOTOGRAPHY](/listings/photos/153743339/294101) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294102) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294103) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294104) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294105) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294106) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294107) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294108) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294109) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294110) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294111) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294112) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294113) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294114) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294115) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294116) - PHOTOGRAPHY
- ![PHOTOGRAPHY](/listings/photos/153743339/294117) - PHOTOGRAPHY

## Floorplans

- ![FLOOR-PLAN](/listings/photos/153743339/294118) - FLOOR-PLAN

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/153743339/294119) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 121 HIGH HADEN ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7PW | £260,000 | 08/08/2025 | Semi-detached |
| 121 HIGH HADEN ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7PW | £146,000 | 30/10/2017 | 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 |
|---------|-------|------|------|
| 33 CHATSWORTH ROAD, HALESOWEN, SANDWELL, WEST MIDLANDS, B62 8TA | £291,500 | 14/12/2023 | Semi-detached |
| 199 STATION ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7PR | £185,000 | 16/10/2023 | Semi-detached |
| 37 WOBURN DRIVE, CRADLEY, HALESOWEN, SANDWELL, WEST MIDLANDS, B62 8TG | £267,500 | 14/07/2023 | Semi-detached |
| [Same street] 123 HIGH HADEN ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7PW | £202,000 | 28/06/2023 | Semi-detached |
| 1 COOMBE HILL, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7QE | £175,000 | 17/03/2023 | Semi-detached |
| 6 WOBURN DRIVE, CRADLEY, HALESOWEN, SANDWELL, WEST MIDLANDS, B62 8TG | £265,000 | 22/08/2022 | Semi-detached |
| 25 CHATSWORTH ROAD, HALESOWEN, SANDWELL, WEST MIDLANDS, B62 8TA | £235,000 | 19/08/2022 | Semi-detached |
| 66 LODGEFIELD ROAD, HALESOWEN, DUDLEY, WEST MIDLANDS, B62 8AT | £200,000 | 29/07/2022 | Semi-detached |
| 21 LANSBURY ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7QL | £195,000 | 12/07/2022 | Semi-detached |
| 11 WOBURN DRIVE, CRADLEY, HALESOWEN, SANDWELL, WEST MIDLANDS, B62 8TG | £260,000 | 30/05/2022 | Semi-detached |
| [Same street] 125A HIGH HADEN ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7PW | £380,000 | 12/05/2022 | Detached |
| 41 CHATSWORTH ROAD, HALESOWEN, SANDWELL, WEST MIDLANDS, B62 8TA | £190,000 | 07/04/2022 | Semi-detached |
| 9 CHARTER CRESCENT, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7QF | £130,000 | 08/03/2022 | Semi-detached |
| 12 COOMBE HILL, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7QG | £145,000 | 02/02/2022 | Semi-detached |
| 60 LODGEFIELD ROAD, HALESOWEN, DUDLEY, WEST MIDLANDS, B62 8AT | £375,000 | 16/12/2021 | Semi-detached |
| 19 WOBURN DRIVE, CRADLEY, HALESOWEN, SANDWELL, WEST MIDLANDS, B62 8TG | £282,000 | 25/11/2021 | Semi-detached |
| 17 COOMBE HILL, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7QE | £135,000 | 30/09/2021 | Semi-detached |
| [Same street] 129 HIGH HADEN ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7PW | £275,000 | 24/09/2021 | Detached |
| 1A LANSBURY ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7QL | £172,000 | 24/09/2021 | Semi-detached |
| [Same street] 127 HIGH HADEN ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7PW | £177,000 | 22/09/2021 | Detached |
| [Same street] 115 HIGH HADEN ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7PW | £267,000 | 26/07/2021 | Semi-detached |

**Street average:** £260,200 (5 sales)
**Area average:** £218,938 (16 sales)

## Price vs local average

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

- **Local average:** £228,350 (20 Semi-detached, B64, 2024–2026)
- **Deviation:** +13.9%

## 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).*

- **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 Terraced House, Trinity St, B64 | £1,050/mo | 3 | 0.97 miles | OpenRent |

**Average rent: £1,050/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.4% (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:** 4.8%
- **Cost-to-rent:** 20.6×
- **Monthly cashflow:** £-104/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.7%

*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:** 20.2%
- **10y growth:** 96.9%

## 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)

PHOTOGRAPHY PHOTOGRAPHY PHOTOGRAPHY PHOTOGRAPHY PHOTOGRAPHY PHOTOGRAPHY PHOTOGRAPHY PHOTOGRAPHY PHOTOGRAPHY PHOTOGRAPHY PHOTOGRAPHY PHOTOGRAPHY PHOTOGRAPHY PHOTOGRAPHY PHOTOGRAPHY PHOTOGRAPHY PHOTOGRAPHY

/ 17

Property details

Tenure

FREEHOLD

Floor area

75 m²

Council tax band

TBC

Last sold

£260,000 Aug 2025

Local average

£228,350 (+13.9%)

Deprivation

Decile 9 (30,135 of 33,755)

Street crime

215 incidents within 1 mile (Apr 2026)

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Halesowen

Countrywide UK Sales - Connells

Reference: 153743339

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 2

Risk: In flood risk area

Environment Agency Flood Risk Areas (APSFR)

Floorplans

FLOOR-PLAN

EPC Graphs

EPC Rating Graph

Price history

78% since 2017

Event	Date	Price	% change
Sold	08/08/2025 (10 months ago)	£260,000	+78.1%
Sold	30/10/2017 (8 years ago)	£146,000	—

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
33 CHATSWORTH ROAD, HALESOWEN, SANDWELL, WEST MIDLANDS, B62 8TA	£291,500	14/12/2023	Semi-detached
199 STATION ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7PR	£185,000	16/10/2023	Semi-detached
37 WOBURN DRIVE, CRADLEY, HALESOWEN, SANDWELL, WEST MIDLANDS, B62 8TG	£267,500	14/07/2023	Semi-detached
Same street 123 HIGH HADEN ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7PW	£202,000	28/06/2023	Semi-detached
1 COOMBE HILL, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7QE	£175,000	17/03/2023	Semi-detached
6 WOBURN DRIVE, CRADLEY, HALESOWEN, SANDWELL, WEST MIDLANDS, B62 8TG	£265,000	22/08/2022	Semi-detached
25 CHATSWORTH ROAD, HALESOWEN, SANDWELL, WEST MIDLANDS, B62 8TA	£235,000	19/08/2022	Semi-detached
66 LODGEFIELD ROAD, HALESOWEN, DUDLEY, WEST MIDLANDS, B62 8AT	£200,000	29/07/2022	Semi-detached
21 LANSBURY ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7QL	£195,000	12/07/2022	Semi-detached
11 WOBURN DRIVE, CRADLEY, HALESOWEN, SANDWELL, WEST MIDLANDS, B62 8TG	£260,000	30/05/2022	Semi-detached
Same street 125A HIGH HADEN ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7PW	£380,000	12/05/2022	Detached
41 CHATSWORTH ROAD, HALESOWEN, SANDWELL, WEST MIDLANDS, B62 8TA	£190,000	07/04/2022	Semi-detached
9 CHARTER CRESCENT, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7QF	£130,000	08/03/2022	Semi-detached
12 COOMBE HILL, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7QG	£145,000	02/02/2022	Semi-detached
60 LODGEFIELD ROAD, HALESOWEN, DUDLEY, WEST MIDLANDS, B62 8AT	£375,000	16/12/2021	Semi-detached
19 WOBURN DRIVE, CRADLEY, HALESOWEN, SANDWELL, WEST MIDLANDS, B62 8TG	£282,000	25/11/2021	Semi-detached
17 COOMBE HILL, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7QE	£135,000	30/09/2021	Semi-detached
Same street 129 HIGH HADEN ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7PW	£275,000	24/09/2021	Detached
1A LANSBURY ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7QL	£172,000	24/09/2021	Semi-detached
Same street 127 HIGH HADEN ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7PW	£177,000	22/09/2021	Detached
Same street 115 HIGH HADEN ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7PW	£267,000	26/07/2021	Semi-detached

Street average: £260,200 (5 sales)

Area average: £218,938 (16 sales)

Capital growth trend

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

5y growth 20.2%

10y growth 96.9%

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 £846/mo

Realistic £940/mo

Optimistic £1,034/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 B64 7PW

Nearby

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

Type	Name	Distance
Bus stop	Station Rd / Coombs Rd	0.1 miles
Shop	Summerfields Garage	0.2 miles
Train station	Old Hill	0.3 miles
Shop	Basra Superstore and Off License	0.4 miles
Hospital	Rowley Regis Hospital	0.9 miles
Train station	Rowley Regis	1.0 miles
Hospital	West Midlands Hospital Ramsay Health care	1.3 miles
University	Newman University	3.3 miles
University	University of Wolverhampton ECMS National Foundry Training Centre	3.5 miles

Street-level crime

Category	Count
Violence and sexual offences	99
Shoplifting	37
Criminal damage and arson	14
Public order	13
Other theft	11
Vehicle crime	11
Drugs	6
Robbery	6
Burglary	5
Anti-social behaviour	4
Possession of weapons	4
Other crime	3
Theft from the person	2
Total incidents	215

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
Highfields Primary School	Primary	0.3 miles	Good — 11 Apr 2019
Temple Meadow Primary School	Primary	0.6 miles	Good — 12 Feb 2018
Olive Hill Primary Academy	Primary	0.7 miles	Good — 10 Feb 2015
Newfield Park Primary Academy	Primary	0.8 miles	Good — 19 Jan 2017
Ormiston Forge Academy	Secondary	0.8 miles	Good — 21 Apr 2016

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 Terraced House, Trinity St, B64	£1,050/mo	3	0.97 miles	OpenRent

Average rent: £1,050/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.4%

Max investor price (0.8%) £131,250

Target investor price (1%) £105,000

Gross yield 4.8%

Cost-to-rent ratio 20.6×

Monthly cashflow £-104/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.7%

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).