Local market reports › B area › B21 › B21 8
Handsworth market report B21 8, Birmingham
The standing B21 8 (Handsworth) property market report, rebuilt from the full public record every month. The raw material for this page is 2,779 HM Land Registry entries for B21 8 (Birmingham), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in B21 8 (Birmingham) sold for £185,000 in 2026, the median of 18 registered sales, up 16% on five years earlier. The mean was £204,200, and by floor area homes here have averaged about £2,090 per square metre over the last five years. The figures cover 2,779 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
B21 8 is a postcode sector: one group of streets inside B21 (Birmingham). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where B21 8 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.
What B21 8 homes really sell for
Take the 18 registered 2026 sales in B21 8 and the middle price, the median, is £185,000. The mean lands at £204,200, a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in B21 8
Averaged across five years of sales, floor space in B21 8 costs about £2,090 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Set against the £285,000 England and Wales median, B21 8 sits 35% below the national market.
The price of a typical B21 8 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 | £185,000 | £185,000 | 18 |
| 2025 | £200,000 | £204,783 | 47 |
| 2024 | £180,000 | £191,377 | 42 |
| 2023 | £165,500 | £181,844 | 48 |
| 2022 | £178,100 | £208,843 | 52 |
| 2021 | £160,000 | £202,581 | 69 |
| 2020 | £139,000 | £180,355 | 56 |
| 2019 | £133,000 | £174,331 | 57 |
| 2018 | £127,000 | £169,293 | 58 |
| 2017 | £110,000 | £150,029 | 86 |
| 2016 | £110,000 | £153,891 | 65 |
| 2015 | £106,500 | £150,485 | 72 |
| 2014 | £105,000 | £148,961 | 49 |
| 2013 | £92,500 | £133,098 | 58 |
| 2012 | £88,000 | £129,525 | 47 |
| 2011 | £97,500 | £147,188 | 52 |
| 2010 | £111,000 | £174,077 | 60 |
| 2009 | £105,000 | £168,788 | 43 |
| 2008 | £122,000 | £199,984 | 91 |
| 2007 | £112,000 | £189,983 | 138 |
| 2006 | £100,000 | £173,587 | 148 |
| 2005 | £96,000 | £170,841 | 147 |
| 2004 | £86,500 | £157,101 | 132 |
| 2003 | £67,000 | £123,430 | 137 |
| 2002 | £54,000 | £101,601 | 169 |
| 2001 | £36,400 | £69,977 | 146 |
| 2000 | £32,000 | £62,800 | 130 |
| 1999 | £32,200 | £64,173 | 134 |
| 1998 | £32,000 | £64,594 | 111 |
| 1997 | £33,000 | £67,676 | 127 |
| 1996 | £30,000 | £63,269 | 103 |
| 1995 | £34,000 | £73,911 | 87 |
In cash terms the typical B21 8 home went from £34,000 in 1995 to £185,000 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 11% 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 B21 8 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 (+48.4% on the year before); the weakest, 2009 (−13.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −7.5% | −9.7% |
| 5 years (since 2021) | +2.9% | −1.8% |
| 10 years (since 2016) | +5.3% | +1.9% |
| 20 years (since 2006) | +3.1% | +0.3% |
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.
The turnover behind the prices
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 18 sales completed in B21 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 143 sales a year before the financial crisis and 41 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.
Reading the B21 8 market
Only 18 sales completed here in the last twelve months of data, which makes B21 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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.
What tenants pay around B21 8
The local authority for B21 8 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.
£1,088 a month is £13,056 a year, which against the £185,000 median sold price makes a gross yield of 7.1%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
B21 8 (Handsworth): the questions that come up
How much did a house sell for in B21 8 (Handsworth)?
Are property prices falling in B21 8 (Handsworth)?
Is B21 8 (Handsworth) a good place to buy a house?
Will B21 8 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 16% over five years in cash but down 9% 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.
B21's current homes for sale
Turning to what is actually available: 33 homes on the market right now, from 5 agents publishing to HomesIndex.
These cover the whole B21 district, not just B21 8: live asking prices are collected per district.
Of everything listed here, 3% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
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 B21 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. 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%) | — |
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
The spread across the B area is the point: the same five years treated these districts very differently.
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.
Other sectors in B21
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of B21, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| B21 0 | £187,500 | 14 |
| B21 9 | £167,000 | 9 |
Zoom out to the full B21 district report for the type split, monthly volumes and how B21 compares with its neighbours.
Before you sell in B21 8: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in B21 8, use the average prices map for a rough value: zoom from B21 8's shading down to the sold homes on your own street. The figures above are every recorded B21 8 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working B21 8: the featured spot on this report is free for founding agents, one per district. Claim B21 8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with B21 8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every B21 8 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.