# 2 bedroom semi-detached house for sale (DY6 9ER) ## Property Details | Key | Value | |-----|-------| | Address | 91 MOSS GROVE, KINGSWINFORD, WEST MIDLANDS DY6 9ER | | Price | £235,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | B | | Last sold | £144,000 Mar 2020 | ## Description This improved and stylishly presented 2 bedroom semi-detached property has been refurbished by the current owners and offers a spacious Lounge, separate Dining Room and ample off-road parking. Situated in this highly sought after location, Moss Grove is popular for its excellent primary and secondary schools, wide range of shops along Kingswinford village and convenient for public transport links. With gas central heating, UPVC double glazing and comprising; Reception Hall, Dining Room, Lounge, Breakfast Kitchen, Landing, 2 good sized Bedrooms, House Bathroom and Rear Garden. OVERALL, A WELL PLANNED AND PRESENTED FAMILY HOME! VIEWING IS HIGHLY RECOMMENDED! See brochure for full details. In accordance with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017, we are legally required to carry out anti-money laundering (AML) checks on all individuals purchasing a property. In line with HMRC guidelines, our trusted partner, Coadjute, will securely manage these checks to include PEP and Sanctions checks, biometric ID verification and verification of the source of purchase funds, on our behalf. Once an offer is agreed, Coadjute will send a secure link for you to complete the biometric checks electronically. A non-refundable fee of £45 plus VAT will be charged (per individually named purchaser, including parties gifting deposits) for each AML check conducted, and Coadjute will handle the payment for this service. These (AML) checks must be completed before the property is marked as subject to contract and prior to issuing the memorandum of sale to the solicitors, to confirm the sale. Please contact the office if you have any questions in relation to this. ## Property Photos - ![FRONT](/listings/photos/171654659/322216) - FRONT - ![BREAKFAST KITCHEN](/listings/photos/171654659/322218) - BREAKFAST KITCHEN - ![LOUNGE](/listings/photos/171654659/322220) - LOUNGE - ![DINING ROOM](/listings/photos/171654659/322223) - DINING ROOM - ![DINING ROOM](/listings/photos/171654659/322225) - DINING ROOM - ![DINING ROOM](/listings/photos/171654659/322228) - DINING ROOM - ![LOUNGE](/listings/photos/171654659/322230) - LOUNGE - ![LOUNGE](/listings/photos/171654659/322232) - LOUNGE - ![BREAKFAST KITCHEN](/listings/photos/171654659/322234) - BREAKFAST KITCHEN - ![BEDROOM 1](/listings/photos/171654659/322236) - BEDROOM 1 - ![BEDROOM 1](/listings/photos/171654659/322238) - BEDROOM 1 - ![BEDROOM 1](/listings/photos/171654659/322239) - BEDROOM 1 - ![BEDROOM 1](/listings/photos/171654659/322242) - BEDROOM 1 - ![BEDROOM 1](/listings/photos/171654659/322246) - BEDROOM 1 - ![BEDROOM 2](/listings/photos/171654659/322248) - BEDROOM 2 - ![BEDROOM 2](/listings/photos/171654659/322252) - BEDROOM 2 - ![BATHROOM](/listings/photos/171654659/322257) - BATHROOM - ![GARDEN](/listings/photos/171654659/322259) - GARDEN - ![GARDEN](/listings/photos/171654659/322263) - GARDEN - ![GARDEN](/listings/photos/171654659/322267) - GARDEN - ![GARDEN](/listings/photos/171654659/322272) - GARDEN - ![GARDEN](/listings/photos/171654659/322274) - GARDEN - ![GARDEN](/listings/photos/171654659/322278) - GARDEN - ![GARDEN](/listings/photos/171654659/322282) - GARDEN - ![GARDEN](/listings/photos/171654659/322286) - GARDEN - ![GARDEN](/listings/photos/171654659/322289) - GARDEN - ![GARDEN](/listings/photos/171654659/322290) - GARDEN - ![FRONT](/listings/photos/171654659/322294) - FRONT ## Floorplans - ![Floorplan 1](/listings/photos/171654659/322297) - Floorplan 1 ## EPC Graphs - ![Energy Performance Certificate](/listings/photos/171654659/322300) - Energy Performance Certificate ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #14816795 - **Address:** 91 Moss Grove, KINGSWINFORD, DY6 9ER - **Certificate Issued:** 03/10/2021 - **Work Completed:** 28/07/2021 - **Items:** 9 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 91 MOSS GROVE, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9ER | £144,000 | 11/03/2020 | 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 | |---------|-------|------|------| | ALDERLEA, 27 FOUNDRY ROAD, WALL HEATH, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9BG | £300,000 | 05/12/2025 | Semi-detached | | 4 NEW DUDLEY ROAD, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9BJ | £365,000 | 11/07/2025 | Semi-detached | | 38 FELLOWS AVENUE, WALL HEATH, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9ET | £297,500 | 13/11/2023 | Semi-detached | | 12 BARTON LANE, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9EY | £290,000 | 16/06/2023 | Semi-detached | | 32 LAMBERT COURT, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 7RA | £248,000 | 16/12/2022 | Semi-detached | | 113 PENZER STREET, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 7AF | £210,000 | 21/10/2022 | Semi-detached | | 27 FELLOWS AVENUE, WALL HEATH, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9ET | £275,000 | 28/09/2022 | Semi-detached | | 59 QUEEN STREET, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 7AG | £220,000 | 26/08/2022 | Semi-detached | | 57 QUEEN STREET, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 7AG | £195,000 | 25/07/2022 | Semi-detached | | 49 QUEEN STREET, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 7AG | £192,500 | 18/07/2022 | Semi-detached | | 101 PENZER STREET, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 7AF | £180,000 | 01/03/2022 | Semi-detached | | 38 LAMBERT COURT, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 7RA | £245,000 | 10/12/2021 | Semi-detached | | 63 QUEEN STREET, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 7AG | £203,000 | 01/12/2021 | Semi-detached | | 100 PENZER STREET, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 7AF | £198,000 | 03/11/2021 | Semi-detached | | 136 MOSS GROVE, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9ES | £210,000 | 22/10/2021 | Semi-detached | | 80 PENZER STREET, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 7AE | £173,000 | 30/09/2021 | Semi-detached | | 4 NEW DUDLEY ROAD, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9BJ | £230,750 | 20/08/2021 | Semi-detached | | 42 LAMBERT COURT, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 7RA | £335,000 | 09/07/2021 | Semi-detached | | 48 WOLVERHAMPTON ROAD, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 7JB | £295,000 | 02/07/2021 | Semi-detached | | 11 BARTON LANE, KINGSWINFORD, DUDLEY, WEST MIDLANDS, DY6 9EX | £230,000 | 30/06/2021 | Semi-detached | **Area average:** £244,638 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £264,057 (44 Semi-detached, DY6, 2024–2026) - **Deviation:** -11% ## Rental Range *ONS Price Index of Private Rents (Dudley). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £762/mo - **Realistic:** £847/mo - **Optimistic:** £932/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Mid Staffs (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, High Street, DY6 | £885/mo | 2 | 0.67 miles | OpenRent | | 2 Bed End Terrace, New Street, DY6 | £900/mo | 2 | 1.02 miles | OpenRent | **Average rent: £893/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.38% (weak for cashflow) - **Max investor price (0.8%):** £111,625 - **Target investor price (1%):** £89,300 *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 £893/mo).* - **Gross yield:** 4.6% - **Cost-to-rent:** 21.9× - **Monthly cashflow:** £-147/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.6% *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:** 13.9% - **10y growth:** 24.7% ## House Price Index (HM Land Registry) *Official index for Dudley; Semi-detached series; as of March 2026.* - **1y growth (index):** 2.7% - **5y growth (index):** 24.8% - **10y growth (index):** 71.3% ## 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)