# 3 bedroom semi-detached house for sale (B90 2ES) ## Property Details | Key | Value | |-----|-------| | Address | 13 THE CRESCENT, SOLIHULL, SHIRLEY, WEST MIDLANDS B90 2ES | | Price | £390,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | C | | Last sold | £390,000 Feb 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 19/06/2032 - **Current heating cost:** £840/year - **Est. upgrade cost to C:** £19,500 ### Recommendations - Q (£4,000 - £14,000) - 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/2101-3017-2206-3002-7204) ## Description PROPERTY OVERVIEW Introducing this exceptional semi-detached house, a fusion of deceptive spaciousness and significant extension, prominently situated within walking distance from the bustling centre of Shirley. Set behind a block-paved driveway boasting ample parking space, enhanced by a convenient storage/utility area benefitting from both electricity and water supply, this residence epitomises suburban comfort and practicality. Upon entry through the welcoming hallway, one is met with a tasteful array of living spaces downstairs, including two generously sized reception rooms along with a sunlit conservatory. The heart of the home lies at the rear, where an extended, fully fitted breakfast kitchen overlooks the garden, creating a seamless indoor-outdoor connection for peaceful mornings and delightful meals. A guest WC completes the ground floor layout, adding further practicality to the home. Ascending the staircase reveals a well-thought-out layout, including two double bedrooms and a cosy single bedroom, all with mirrored fitted wardrobes exuding elegance, and a family shower room with a large walk-in shower and bespoke quality units. To the second floor, the property benefits from the added comfort of a versatile loft room, ideal for personalised use. To the rear, a sizeable well-established garden beckons, boasting a purpose-built summerhouse with folding doors opening onto a decking area and an assortment of outbuildings and storage facilities, perfect for hobbies and organisational needs. In summary, this property stands as a testament to modern comfort and functional design, offering a harmonious blend of spacious interiors, outdoor tranquillity, and proximity to essential amenities, promising a lifestyle of ease and enjoyment for its discerning residents. PROPERTY LOCATION Shirley is a popular suburban area enriched with leisure and retail facilities. The new Parkgate Shopping Development is a vibrant community area accommodating Asda, restaurants, shops and a gymnasium. Shirley High Street also offers additional independent retail outlets and restaurants to suit all tastes and cultures. Within easy access there is a wide range of superstores including Sainsbury's, Tesco, Aldi, Marks & Spencer and a large retail park housing furniture, electrical and DIY retailers. For family education there are a good choice of both Primary and Secondary schools to suit all requirements. Commuters have easy access to the M42 & M40 motorways and there are regular bus and train links to Solihull, Birmingham and Stratford-upon-Avon. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/169348916/1201617) - ![Photo](/listings/photos/169348916/1201618) - ![Photo](/listings/photos/169348916/1201619) - ![Photo](/listings/photos/169348916/1201620) - ![Photo](/listings/photos/169348916/1201621) - ![Photo](/listings/photos/169348916/1201622) - ![Photo](/listings/photos/169348916/1201623) - ![Photo](/listings/photos/169348916/1201624) - ![Photo](/listings/photos/169348916/1201625) - ![Photo](/listings/photos/169348916/1201626) - ![Photo](/listings/photos/169348916/1201627) - ![Photo](/listings/photos/169348916/1201628) - ![Photo](/listings/photos/169348916/1201629) - ![Photo](/listings/photos/169348916/1201630) - ![Photo](/listings/photos/169348916/1201631) - ![Photo](/listings/photos/169348916/1201632) - ![Photo](/listings/photos/169348916/1201633) - ![Photo](/listings/photos/169348916/1201634) - ![Photo](/listings/photos/169348916/1201635) - ![Photo](/listings/photos/169348916/1201636) - ![Photo](/listings/photos/169348916/1201637) - ![Photo](/listings/photos/169348916/1201638) - ![Photo](/listings/photos/169348916/1201639) - ![Photo](/listings/photos/169348916/1201640) - ![Photo](/listings/photos/169348916/1201641) - ![Photo](/listings/photos/169348916/1201642) - ![Photo](/listings/photos/169348916/1201643) - ![Photo](/listings/photos/169348916/1201644) - ![Photo](/listings/photos/169348916/1201645) - ![Photo](/listings/photos/169348916/1201646) - ![Photo](/listings/photos/169348916/1201647) - ![Photo](/listings/photos/169348916/1201648) - ![Photo](/listings/photos/169348916/1201649) - ![Photo](/listings/photos/169348916/1201650) - ![Photo](/listings/photos/169348916/1201651) ## Floorplans - ![All](/listings/photos/169348916/1201652) - All ## EPC Graphs - ![EPC 1](/listings/photos/169348916/1201653) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 13 THE CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ES | £390,000 | 05/02/2026 | Semi-detached | | 13 THE CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ES | £78,000 | 28/05/1999 | 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 | |---------|-------|------|------| | 106 STONOR ROAD, HALL GREEN, BIRMINGHAM, WEST MIDLANDS, B28 0QS | £530,000 | 03/12/2025 | Semi-detached | | 12 SANDGATE ROAD, BIRMINGHAM, WEST MIDLANDS, B28 0UN | £325,000 | 20/12/2023 | Semi-detached | | 6 NAYLAND CROFT, BIRMINGHAM, WEST MIDLANDS, B28 0QH | £390,000 | 08/12/2023 | Semi-detached | | 59 STONOR ROAD, HALL GREEN, BIRMINGHAM, WEST MIDLANDS, B28 0QP | £341,350 | 08/12/2023 | Semi-detached | | 30 NAYLAND CROFT, BIRMINGHAM, WEST MIDLANDS, B28 0QH | £330,000 | 01/12/2023 | Semi-detached | | 4 STANLEY AVENUE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 3NJ | £280,500 | 17/11/2023 | Semi-detached | | 80 SANDY HILL ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2EU | £362,500 | 24/10/2023 | Semi-detached | | 98 SANDY HILL ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2EU | £385,000 | 28/07/2023 | Semi-detached | | 40 BLYTHSFORD ROAD, BIRMINGHAM, WEST MIDLANDS, B28 0UR | £258,375 | 28/07/2023 | Semi-detached | | 77 STRATFORD ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 3NB | £480,000 | 14/07/2023 | Semi-detached | | 27 VICTORIA CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2FG | £341,500 | 30/06/2023 | Semi-detached | | 3 STANLEY AVENUE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 3NJ | £333,000 | 30/06/2023 | Semi-detached | | 2 CHECKLEY CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2BW | £380,000 | 09/06/2023 | Semi-detached | | [Same street] 35 THE CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ES | £350,000 | 19/04/2023 | Semi-detached | | 46 STANTON ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2DU | £320,000 | 04/04/2023 | Semi-detached | | 106 STONOR ROAD, HALL GREEN, BIRMINGHAM, WEST MIDLANDS, B28 0QS | £375,000 | 27/03/2023 | Semi-detached | | [Same street] 19 THE CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ES | £260,000 | 06/01/2023 | Semi-detached | | 9 SANDGATE ROAD, BIRMINGHAM, WEST MIDLANDS, B28 0UN | £297,500 | 02/12/2022 | Semi-detached | | [Same street] 21 THE CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ES | £260,000 | 17/11/2022 | Semi-detached | | 57 SANDY HILL ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ET | £410,000 | 07/11/2022 | Semi-detached | | [Same street] 8 THE CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ES | £390,000 | 28/10/2022 | Semi-detached | | 31 GLASCOTE CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2TA | £395,000 | 14/10/2022 | Semi-detached | | 161 STONOR ROAD, HALL GREEN, BIRMINGHAM, WEST MIDLANDS, B28 0QQ | £307,786 | 29/09/2022 | Semi-detached | | 55 STANTON ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2DY | £460,000 | 08/09/2022 | Semi-detached | | [Same street] 7 THE CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ES | £395,000 | 01/09/2022 | Semi-detached | | [Same street] 29 THE CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ES | £283,000 | 15/12/2021 | Semi-detached | | [Same street] 32 THE CRESCENT, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 2ES | £255,000 | 29/09/2021 | Semi-detached | **Street average:** £313,286 (7 sales) **Area average:** £365,126 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £351,983 (99 Semi-detached, B90, 2024–2026) - **Deviation:** +10.8% ## Rental Range *ONS Price Index of Private Rents (Solihull). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,134/mo - **Realistic:** £1,260/mo - **Optimistic:** £1,386/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Solihull (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £997/mo ## 1% Rule - **Rent ratio:** 0.32% (weak for cashflow) - **Max investor price (0.8%):** £157,500 - **Target investor price (1%):** £126,000 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £4,149/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 12.7% - **10y growth:** 38.6% ## House Price Index (HM Land Registry) *Official index for Solihull; Semi-detached series; as of April 2026.* - **1y growth (index):** 2.9% - **5y growth (index):** 13.5% - **10y growth (index):** 49.1% ## 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)