Local market reports › B area › B10 › B10 9
Small Heath market report B10 9, Birmingham
The B10 9 (Small Heath) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 3,468 registered sales in B10 9 (Birmingham) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 13 registered 2026 sales put the B10 9 (Birmingham) median at £190,000, up 17% on five years earlier, with a mean of £195,700, and by floor area homes here have averaged about £2,050 per square metre over the last five years. Everything rests on 3,468 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
B10 9 is one sector of B10 (Birmingham): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where B10 9 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
Today's B10 9 prices, from the sold record
In the B10 9 property market, the 2026 median sale price is £190,000, from 13 registered sales; the mean, the "average house price" most sites quote, is £195,700, sitting nearly identical to it, meaning sales cluster closely around the typical figure.
B10 9 prices by floor area
Per square metre, B10 9 homes have averaged around £2,050 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Against a national (England and Wales) median of £285,000, B10 9 runs 33% below it.
The price of a typical B10 9 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £190,000 | £190,000 | 13 |
| 2025 | £215,000 | £220,141 | 51 |
| 2024 | £205,000 | £217,957 | 47 |
| 2023 | £185,000 | £203,270 | 65 |
| 2022 | £188,500 | £221,038 | 71 |
| 2021 | £163,000 | £206,379 | 64 |
| 2020 | £165,000 | £214,091 | 63 |
| 2019 | £141,000 | £184,817 | 80 |
| 2018 | £133,500 | £177,958 | 85 |
| 2017 | £130,000 | £177,307 | 62 |
| 2016 | £118,500 | £165,783 | 88 |
| 2015 | £110,000 | £155,430 | 57 |
| 2014 | £110,000 | £156,054 | 62 |
| 2013 | £113,200 | £162,884 | 68 |
| 2012 | £104,800 | £154,253 | 54 |
| 2011 | £107,000 | £161,529 | 60 |
| 2010 | £110,000 | £172,508 | 74 |
| 2009 | £110,000 | £176,826 | 61 |
| 2008 | £125,000 | £204,901 | 103 |
| 2007 | £127,000 | £215,427 | 173 |
| 2006 | £122,000 | £211,776 | 185 |
| 2005 | £118,000 | £209,992 | 157 |
| 2004 | £114,000 | £207,046 | 171 |
| 2003 | £90,000 | £165,802 | 184 |
| 2002 | £71,000 | £133,586 | 212 |
| 2001 | £50,000 | £96,122 | 196 |
| 2000 | £43,000 | £84,388 | 190 |
| 1999 | £39,500 | £78,721 | 177 |
| 1998 | £39,000 | £78,724 | 151 |
| 1997 | £37,800 | £77,520 | 162 |
| 1996 | £34,500 | £72,759 | 153 |
| 1995 | £35,000 | £76,085 | 129 |
In cash terms the typical B10 9 home went from £35,000 in 1995 to £190,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 150%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 14% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the B10 9 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+42.0% on the year before); the weakest, 2009 (−12.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −11.6% | −13.7% |
| 5 years (since 2021) | +3.1% | −1.6% |
| 10 years (since 2016) | +4.8% | +1.4% |
| 20 years (since 2006) | +2.2% | −0.5% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Sales activity in B10 9
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
B10 9 recorded 13 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 184 sales a year before the financial crisis and 49 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What tenants pay around B10 9
The local authority for B10 9 is Birmingham, and its ONS average private rent currently stands at £1,088 a month (May 2026 figures). A one-bed averages £821 a month here and a four-or-more-bed £1,563, so size does most of the work in setting the rent.
Average monthly rent by size, Birmingham
ONS Price Index of Private Rents, May 2026.
Against the £190,000 median purchase price, a rent of £1,088 a month (£13,056 a year) works out at a 6.9% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Reading the B10 9 market
This is a thin market: 13 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
B10 9 (Small Heath): the questions that come up
Are property prices falling in B10 9 (Small Heath)?
Is B10 9 (Small Heath) a good place to buy a house?
How much did a house sell for in B10 9 (Small Heath)?
What happens to B10 9 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 17% over five years in cash but down 8% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in B10 now
This is what you could actually buy today: 18 homes currently on the market from 3 agents publishing to HomesIndex.
These cover the whole B10 district, not just B10 9: live asking prices are collected per district.
22% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Sandfields Avenue, Birmingham, West M...
- Henshaw Road, Birmingham, West Midlan...
- Herbert Road, Small Heath, Birmingham...
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every B10 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
What another bedroom costs in B
The Land Registry record, split by size: what each kind of home actually sold for across the B area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £306,000 | £425,000 (+39%) | £665,000 (+56%) | £950,000 (+43%) |
| Semi-detached | £210,000 | £240,000 (+14%) | £300,000 (+25%) | £418,250 (+39%) | £535,000 (+28%) |
| Terraced | £187,500 | £200,000 (+7%) | £235,000 (+18%) | £315,000 (+34%) | £397,000 (+26%) |
| Flat | £130,000 | £179,500 (+38%) | £299,000 (+67%) | £500,000 (+67%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the B area is the point: the same five years treated these districts very differently.
B area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in B10
Sector boundaries hide real price steps. The rest of B10, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| B10 0 | £195,000 | 6 |
Zoom out to the full B10 district report for the type split, monthly volumes and how B10 compares with its neighbours.
Thinking of selling in B10 9? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at B10 9's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working B10 9: the featured spot on this report is free for founding agents, one per district. Claim B10 9.
Dig further
Behind the answers sits the same Land Registry record as this page, with B10 9 already set as the subject. Free, one click sign in.
The live map plots every individual B10 9 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.