# 2 bedroom house for sale (WS1 4EF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 111 WESTON STREET, WALSALL, WEST MIDLANDS WS1 4EF |
| Price | £55,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 71 m² |
| Last sold | £61,100 Jan 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** G
- **Potential rating:** C
- **Expiry date:** 24/08/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,830/year
- **Est. upgrade cost to C:** £32,825

### Recommendations
- Q (£4,000 - £14,000)
- W (£800 - £1,200)
- E (£25)
- L (£1,200 - £1,600)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0023-2875-7580-9124-8045)

## Description

This mid terraced house is conveniently situated for all amenities, including public transport services to neighbouring centres, schools for children of all ages and the M6 Motorway at junction 9 is within a short driving distance, providing ready access to the remainder of the West Midlands conurbation and beyond.

The property is in need of complete modernisation and refurbishment and briefly comprises the following:- (all measurements approximate)

ON THE GROUND FLOOR

FRONT RECEPTION ROOM

3.73m x 3.10m (12' 3" x 10' 2") with tiled fireplace and hearth and boarded up front window. Cloaks storage area off.

REAR RECEPTION ROOM 3.73m x 3.66m (12' 3" x 12' 0") with quarry tiled flooring.

KITCHEN/SCULLERY 3.15m x 1.83m (10' 4" x 6' 0") with Belfast sink.

BATHROOM off, with bath, w.c. and wash basin.

ON THE FIRST FLOOR

BEDROOM NO 1 (Front) 3.73m x 3.10m (12' 3" x 10' 2")

BEDROOM NO 2 (Rear) 3.66m x 3.73m (12' 0" x 12' 3")

OUTSIDE

PAVED AREA leading to OVERGROWN REAR GARDEN (not inspected).

SERVICES

Company water, gas, electricity and mains drainage are available at the property.    Please note, however, that no tests have been applied in respect of any services or appliances.

TENURE

The property will be conveyed on a FREEHOLD basis. We have not had sight of the Title Deed and prospective purchasers should clarify the position via their Solicitors.

FIXTURES & FITTINGS

Items in the nature of fixtures and fittings are excluded unless mentioned herein.

COUNCIL TAX

We understand from www.voa.gov.uk that the property is listed under Council Tax Band  A with Walsall Metropolitan Borough Council.

VIEWING

By application to the Selling Agents on 01922 627686.

AP/DBH/02/07/14

© FRASER WOOD 2016

MONEY LAUNDERING REGULATIONS

Intending purchasers will be asked to produce identification documentation and we would ask for your co-operation in providing this, in order that there will be no delay in agreeing a sale.

FRASER WOOD (MIDLANDS) LIMITED CAN INTRODUCE YOU TO TONY SHARIF, MORTGAGE ADVISER,  FOR FINANCIAL PLANNING AND MORTGAGE ADVICE.  Tony Sharif is an Appointed Representative of Openwork Limited which is authorised and regulated by the Financial Conduct Authority.  Openwork Limited offers investment and insurance  advice on products from a limited number of product providers and advice on mortgages representative of the whole market.   Our fee for this service may be between 0% to 1% of the loan amount depending on your circumstances.      Tony can be contacted via the Walsall Office on 01922 707517 or 07973 117941.

YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE.

NOTE:  We endeavour to ensure that our sales details are accurate and reliable, but if there is any point which is of particular importance to you, then please contact the office and we will be happy to check the information.  Do so particularly if you are contemplating travelling some distance to view the property.

## Property Photos

- ![Photo](/listings/photos/55595545/203104)
- ![Photo](/listings/photos/55595545/203105)
- ![Photo](/listings/photos/55595545/203106)
- ![Photo](/listings/photos/55595545/203107)
- ![Photo](/listings/photos/55595545/203108)
- ![Photo](/listings/photos/55595545/203110)
- ![Photo](/listings/photos/55595545/203112)

## EPC Graphs

- ![EPC 1](/listings/photos/55595545/203114) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 111 WESTON STREET, WALSALL, WEST MIDLANDS, WS1 4EF | £61,100 | 06/01/2017 | 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 |
|---------|-------|------|------|
| [Same street] 121 WESTON STREET, WALSALL, WEST MIDLANDS, WS1 4EF | £167,500 | 02/03/2026 | Terraced |
| [Same street] 141 WESTON STREET, WALSALL, WEST MIDLANDS, WS1 4EF | £165,000 | 27/02/2026 | Terraced |
| [Same street] 109 WESTON STREET, WALSALL, WEST MIDLANDS, WS1 4EF | £120,000 | 18/01/2023 | Other |
| NEW FULBROOK, 246 WEST BROMWICH ROAD, WALSALL, WEST MIDLANDS, WS1 3HL | £250,000 | 17/12/2021 | Other |
| NEW FULBROOK, 246 WEST BROMWICH ROAD, WALSALL, WEST MIDLANDS, WS1 3HL | £413,000 | 17/12/2021 | Other |
| [Same street] 131 WESTON STREET, WALSALL, WEST MIDLANDS, WS1 4EF | £8,000 | 01/11/2021 | Other |
| 1 WEST BROMWICH ROAD, WALSALL, WEST MIDLANDS, WS1 3HS | £552,000 | 12/08/2021 | Other |

**Street average:** £115,125 (4 sales)
**Area average:** £405,000 (3 sales)

## Price vs local average

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

- **Local average:** £450,374 (10 Other, WS1, 2024–2026)
- **Deviation:** -87.8%

## Rental Range

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

- **Low:** £815/mo
- **Realistic:** £906/mo
- **Optimistic:** £997/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, West Bromwich Road, WS5 | £900/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Manorhouse Close, WS1 | £850/mo | 2 | 0.37 miles | OpenRent |
| [Highview, Highgate Road, Walsall, WS1](http://87.117.209.195:8080/listings/3da9b6b) | £925/mo | 2 | 0.47 miles | Rightmove |

**Average rent: £892/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 1.64% (strong)
- **Max investor price (0.8%):** £112,500
- **Target investor price (1%):** £90,000

*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 £900/mo).*

- **Gross yield:** 19.6%
- **Cost-to-rent:** 5.1×
- **Monthly cashflow:** £568/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 42.8%

*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:** £775/m²

## Capital growth trend

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

- **5y growth:** -52.3%
- **10y growth:** 68%

## House Price Index (HM Land Registry)

*Official index for Walsall; All dwelling types series; as of March 2026.*

- **1y growth (index):** 1.3%
- **5y growth (index):** 21.4%
- **10y growth (index):** 61.6%

## 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)