Local market reports › B area › B16
Ladywood market report B16, Birmingham
The B16 (Ladywood) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 10,198 registered sales in B16 (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.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in B16 (Birmingham) came in at £259,000, out of 52 registered, up 5% on five years earlier, and the mean stands at £270,500, and by floor area homes here have averaged about £2,850 per square metre over the last five years. The record behind it is 10,198 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
B16 is a postcode district covering Ladywood, Edgbaston in Birmingham. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where B16 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.
The going rate for a home in B16
In the B16 property market, the 2026 median sale price is £259,000, from 52 registered sales; the mean, the "average house price" most sites quote, is £270,500, sitting practically level with it: prices here bunch tightly around the middle.
B16 prices by floor area
A square metre of B16 home has cost about £2,850 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Against a national (England and Wales) median of £285,000, B16 runs 9% below it.
B16's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £259,000 | £259,000 | 52 |
| 2025 | £220,000 | £225,261 | 121 |
| 2024 | £239,000 | £254,106 | 124 |
| 2023 | £235,000 | £258,208 | 134 |
| 2022 | £190,000 | £222,797 | 165 |
| 2021 | £245,500 | £310,835 | 286 |
| 2020 | £219,400 | £284,676 | 258 |
| 2019 | £198,300 | £259,924 | 229 |
| 2018 | £199,000 | £265,271 | 399 |
| 2017 | £187,000 | £255,049 | 296 |
| 2016 | £139,800 | £195,582 | 482 |
| 2015 | £149,200 | £210,820 | 330 |
| 2014 | £159,500 | £226,279 | 290 |
| 2013 | £129,000 | £185,618 | 181 |
| 2012 | £120,000 | £176,625 | 149 |
| 2011 | £118,000 | £178,135 | 181 |
| 2010 | £118,500 | £185,839 | 230 |
| 2009 | £130,000 | £208,976 | 231 |
| 2008 | £133,000 | £218,015 | 308 |
| 2007 | £140,000 | £237,479 | 457 |
| 2006 | £145,000 | £251,701 | 487 |
| 2005 | £149,700 | £266,406 | 402 |
| 2004 | £150,000 | £272,429 | 799 |
| 2003 | £150,000 | £276,336 | 868 |
| 2002 | £125,000 | £235,186 | 549 |
| 2001 | £96,500 | £185,516 | 464 |
| 2000 | £65,000 | £127,563 | 349 |
| 1999 | £60,000 | £119,577 | 288 |
| 1998 | £55,000 | £111,021 | 303 |
| 1997 | £53,200 | £109,102 | 308 |
| 1996 | £57,500 | £121,265 | 313 |
| 1995 | £40,100 | £87,171 | 165 |
In cash terms the typical B16 home went from £40,100 in 1995 to £259,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 197%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2021, and today's median remains roughly 17% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the B16 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 2001 (+48.5% on the year before); the weakest, 2022 (−22.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 57% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £390,000 against £157,000 for a flat, 2.5 times the price.
Median by property type, B16
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £390,000 (2025) | – | 557 |
| Semi-detached | £390,000 | 9 | 1,426 |
| Terraced | £300,000 | 18 | 2,354 |
| Flats | £123,800 | 22 | 5,858 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +17.7% | +15.0% |
| 5 years (since 2021) | +1.1% | −3.6% |
| 10 years (since 2016) | +6.4% | +2.8% |
| 20 years (since 2006) | +2.9% | +0.1% |
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.
How many homes change hands in B16
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 102 B16 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 547 sales a year before the financial crisis and 119 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What tenants pay around B16
For renting purposes B16 sits in Birmingham. The ONS average private rent there is £1,088 a month (May 2026). 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 £259,000 median purchase price, a rent of £1,088 a month (£13,056 a year) works out at a 5.0% 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.
How B16 trades
This is a thin market: 102 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. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
B16 (Ladywood): the questions that come up
How much did a house sell for in B16 (Ladywood)?
Are property prices falling in B16 (Ladywood)?
Is B16 (Ladywood) a good place to buy a house?
What happens to B16 prices now?
The record answers a different question than "what happens next": the median is up 5% over five years in cash but down 17% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in B16 today
Everything above is what homes in B16 sold for. The live side of the market holds 129 homes at the moment, listed by 10 agents publishing to HomesIndex, at a typical asking price 25% below the B16 median sold price.
43% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- Sheepcote Street, Birmingham, West Mi...
- Brindley Point, Sheepcote Street, Birmingham, B16, Birmngham
- Birmingham
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every B16 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: B prices by size
Real sold prices by size across the B area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
B16 ranks 57 of 76 in the B area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, B area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside B16, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| B16 0 | £342,000 | 17 |
| B16 8 | £143,800 | 12 |
| B16 9 | £232,000 | 23 |
How B16 compares nearby
Same city, different markets. The dearest districts of the B area, and B16 itself, which ranks 30 of 76 by median price:
| District | Median | 5-year |
|---|---|---|
| B94 | £615,000 | +7% |
| B93 | £560,000 | +11% |
| B91 | £490,000 | +14% |
| B95 | £442,500 | +11% |
| B72 | £400,000 | +17% |
| B74 | £397,500 | +5% |
| B47 | £373,000 | +10% |
| B75 | £363,800 | +4% |
| B73 | £350,000 | +1% |
| B76 | £350,000 | +17% |
| B80 | £347,500 | +24% |
| B17 | £347,000 | +7% |
| B96 | £347,000 | -4% |
| B48 | £340,000 | -9% |
| B60 | £340,000 | +6% |
| B90 | £335,000 | +4% |
| B50 | £325,000 | -1% |
| B49 | £312,500 | -5% |
| B92 | £310,000 | +11% |
| B28 | £300,000 | +12% |
| B61 | £295,000 | +13% |
| B62 | £285,000 | +15% |
| B46 | £279,500 | +4% |
| B16 (this report) | £259,000 | +5% |
Before you sell in B16: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in B16, open the average prices map and zoom from the B16 shading down to the sold homes on your own street. Every recorded B16 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working B16: the featured spot on this report is free for founding agents, one per district. Claim B16.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to B16. Free after a one click sign in.
Two maps carry on from here: every B16 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.