# 3 bedroom semi-detached house for sale (B65 0BL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 24 WATERFALL LANE, ROWLEY REGIS, WEST MIDLANDS B65 0BL |
| Price | £250,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 76 m² |
| Last sold | £160,000 May 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 22/01/2036
- **Current heating cost:** £924/year
- **Est. upgrade cost to C:** £24,000

### Recommendations
- W1 (£5,000 - £10,000)
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2856-9651-1601-1995-4223)

## Description

This is a beautifully presented family home that you could just move straight into! With so much to offer & being favourably positioned on this well regarded road, it is perfect for those who just want to move in with minimal work to do. Waterfall Lane sits between Rowley Regis & Old Hill, close to all amenities including Old Hill Railway Station being within walking distance, several primary & secondary schools within catchment & just a short drive to Merry Hill Shopping Centre.

Set back from the road behind a large driveway, the property also conveniently offers a garage with electric garage door & gated side access. With a well thought out layout, it has a beautiful central entrance hallway, with the fully fitted, pleasant kitchen on the front that has room for all appliances including a dishwasher. Being kept in excellent condition, it has so much cupboard & worktop space. We love the full width lounge which feels so cosy & private being rear facing. With a high a contemporary feel & beautiful french doors into the conservatory, the sense of space is amplified especially with having the extra space - currently utilised as a separate dining room & it is gas centrally heated too.

The stairs can be found in the hallway next to the useful understairs storage cupboard. On the first floor there are three very generous bedrooms with two doubles and a large single. The third bedroom is unusually large for a single which is a great plus. To complete there is a stunning modernised house bathroom with a very pleasant white suite which includes a bath, overhead shower, wash hand basin & WC. One of our favourite things about this house is the unexpected amazing views from the rear - go & take a look for yourself!

Outside there is a lovely flat rear garden which has been very well maintained & landscaped, with a patio, pleasant lawn, storage shed & borders.

If you are looking for your first home or even looking to downsize a little, this is a great shout & a fantastic home ready for its new chapter. We are advised it is freehold.

All interested parties who wish to make an offer will be required to show proof of ID, proof of funds including proof of deposit, mortgage in principle or proof of cash. We are also happy to assist people that require a mortgage so please get in touch with us & we will help you in any way we can.

## Property Photos

- ![Photo](/listings/photos/171114944/1880642)
- ![Photo](/listings/photos/171114944/1880644)
- ![Photo](/listings/photos/171114944/1880646)
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- ![Photo](/listings/photos/171114944/1880650)
- ![Photo](/listings/photos/171114944/1880651)
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- ![Photo](/listings/photos/171114944/1880653)
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- ![Photo](/listings/photos/171114944/1880662)
- ![Photo](/listings/photos/171114944/1880673)
- ![Photo](/listings/photos/171114944/1880676)

## Floorplans

- ![Floorplan 1](/listings/photos/171114944/1880679) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/171114944/1880681) - EPC 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #8790865
- **Address:** 24 Waterfall Lane, ROWLEY REGIS, B65 0BL
- **Certificate Issued:** 09/04/2012
- **Work Completed:** 06/03/2012
- **Items:** 2 window(s)

### FENSA Certificate #13625729
- **Address:** 24 Waterfall Lane, ROWLEY REGIS, B65 0BL
- **Certificate Issued:** 24/06/2019
- **Work Completed:** 17/06/2019
- **Items:** 5 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 24 WATERFALL LANE, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0BL | £160,000 | 13/05/2016 | Semi-detached |
| 24 WATERFALL LANE, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0BL | £136,000 | 10/11/2010 | 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 |
|---------|-------|------|------|
| 141 POWKE LANE, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0AD | £135,000 | 26/11/2025 | Semi-detached |
| 41 CASTLE CLOSE, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 6RN | £250,000 | 24/02/2025 | Semi-detached |
| [Same street] 2 WATERFALL LANE, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0BL | £172,500 | 15/08/2024 | Terraced |
| 69 GRANGE ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 6RU | £185,000 | 15/12/2023 | Semi-detached |
| 162 POWKE LANE, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0AD | £129,000 | 09/11/2023 | Semi-detached |
| 142 WATERFALL LANE, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0BJ | £300,000 | 29/09/2023 | Semi-detached |
| 54 PERRY PARK ROAD, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0BN | £340,000 | 29/08/2023 | Semi-detached |
| 53 HIGGS FIELD CRESCENT, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 6RA | £270,000 | 20/07/2023 | Semi-detached |
| 67 PERRY PARK ROAD, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0BT | £236,000 | 05/05/2023 | Semi-detached |
| 21 BEECHES ROAD, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0BB | £112,500 | 10/10/2022 | Semi-detached |
| 97 WATERFALL LANE, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 6RE | £210,000 | 30/09/2022 | Semi-detached |
| 50 GRANGE ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 6RU | £187,500 | 26/09/2022 | Semi-detached |
| 9 CARNEGIE ROAD, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 8BY | £132,000 | 18/08/2022 | Semi-detached |
| 9 CARNEGIE ROAD, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 8BY | £140,000 | 24/06/2022 | Semi-detached |
| 4 STURMAN DRIVE, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0AR | £195,000 | 27/05/2022 | Semi-detached |
| 75 PERRY PARK ROAD, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0BT | £200,000 | 06/05/2022 | Semi-detached |
| 81 PERRY PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 6RP | £190,000 | 25/03/2022 | Semi-detached |
| [Same street] 21 WATERFALL LANE, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0BL | £212,000 | 08/03/2022 | Semi-detached |
| 25 HOLLY ROAD, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0BE | £178,000 | 11/11/2021 | Semi-detached |
| 33 PERRY PARK ROAD, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0BS | £168,000 | 24/09/2021 | Semi-detached |
| [Same street] 17 WATERFALL LANE, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0BL | £1,745,000 | 08/09/2021 | Other |
| [Same street] 13 - 14 WATERFALL LANE, ROWLEY REGIS, SANDWELL, WEST MIDLANDS, B65 0BL | £1,745,000 | 08/09/2021 | Other |

**Street average:** £968,625 (4 sales)
**Area average:** £197,667 (18 sales)

## Price vs local average

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

- **Local average:** £213,922 (32 Semi-detached, B65, 2024–2026)
- **Deviation:** +16.9%

## Rental Range

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

- **Low:** £850/mo
- **Realistic:** £944/mo
- **Optimistic:** £1,038/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, Powke Lane, B65 | £900/mo | 3 | 0.12 miles | OpenRent |
| 3 Bed Terraced House, Mackmillan Road, B65 | £1,200/mo | 3 | 0.33 miles | OpenRent |
| 3 Bed Semi-Detached House, Highmoor Road, B65 | £1,000/mo | 3 | 0.45 miles | OpenRent |
| 3 Bed End Terrace, Vicarage Road, B62 | £1,050/mo | 3 | 0.46 miles | OpenRent |

**Average rent: £1,038/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £128,125
- **Target investor price (1%):** £102,500

*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 £1,025/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.3×
- **Monthly cashflow:** £-87/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.4%

*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).*

## Price per Square Metre

- **£/m²:** £3,289/m²

## Capital growth trend

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

- **5y growth:** 31.8%
- **10y growth:** 55.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.8%
- **5y growth (index):** 33.8%
- **10y growth (index):** 81.1%

## 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)