Local market reports › B area › B32 › B32 2
Woodgate market report B32 2, Birmingham
The standing B32 2 (Woodgate) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,651 registered sales in B32 2 (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 recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for B32 2 (Birmingham) is £250,000, from 35 registered sales, up 19% on five years earlier; the mean is £263,700, and by floor area homes here have averaged about £3,080 per square metre over the last five years. Behind the figures sit 4,651 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
B32 2 is a postcode sector: one group of streets inside B32 (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 B32 2 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 B32 2 homes really sell for
Across 35 registered 2026 sales, the typical (median) B32 2 home went for £250,000. The mean is £263,700, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in B32 2
By floor space, homes in B32 2 have sold for about £3,080 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
For scale: the England and Wales median is £285,000, so B32 2 trades 12% below the country as a whole.
A typical B32 2 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £250,000 | £250,000 | 35 |
| 2025 | £257,500 | £263,658 | 118 |
| 2024 | £235,000 | £249,853 | 111 |
| 2023 | £236,800 | £260,185 | 110 |
| 2022 | £252,000 | £295,499 | 143 |
| 2021 | £210,000 | £265,887 | 143 |
| 2020 | £201,800 | £261,840 | 108 |
| 2019 | £185,000 | £242,491 | 149 |
| 2018 | £195,000 | £259,939 | 159 |
| 2017 | £205,000 | £279,599 | 191 |
| 2016 | £170,000 | £237,832 | 212 |
| 2015 | £150,000 | £211,950 | 161 |
| 2014 | £135,000 | £191,521 | 141 |
| 2013 | £140,500 | £202,165 | 122 |
| 2012 | £132,500 | £195,023 | 85 |
| 2011 | £114,500 | £172,851 | 94 |
| 2010 | £115,800 | £181,604 | 102 |
| 2009 | £125,000 | £200,939 | 104 |
| 2008 | £120,000 | £196,705 | 98 |
| 2007 | £132,500 | £224,757 | 191 |
| 2006 | £130,900 | £227,226 | 194 |
| 2005 | £123,000 | £218,890 | 158 |
| 2004 | £114,000 | £207,046 | 189 |
| 2003 | £93,000 | £171,329 | 201 |
| 2002 | £80,000 | £150,519 | 222 |
| 2001 | £67,000 | £128,804 | 193 |
| 2000 | £59,000 | £115,788 | 196 |
| 1999 | £58,000 | £115,591 | 153 |
| 1998 | £49,000 | £98,910 | 147 |
| 1997 | £55,000 | £112,794 | 175 |
| 1996 | £46,000 | £97,012 | 152 |
| 1995 | £46,000 | £99,997 | 94 |
In cash terms the typical B32 2 home went from £46,000 in 1995 to £250,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 150%, a genuine increase in what a home here costs. The real-terms peak came in 2022, and today's median remains roughly 15% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the B32 2 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 2004 (+22.6% on the year before); the weakest, 1998 (−10.9%). 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) | −2.9% | −5.2% |
| 5 years (since 2021) | +3.5% | −1.2% |
| 10 years (since 2016) | +3.9% | +0.5% |
| 20 years (since 2006) | +3.3% | +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.
The turnover behind the prices
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.
Over the last twelve months of data, 35 sales completed in B32 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 193 sales a year before the financial crisis and 103 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.
The shape of the B32 2 market
This is a thin market: 35 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.
What tenants pay around B32 2
The local authority for B32 2 is Birmingham, and its ONS average private rent currently stands at £1,088 a month (May 2026 figures). The spread runs from £821 a month for a typical one-bed to £1,563 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Birmingham
ONS Price Index of Private Rents, May 2026.
Set against the £250,000 median sold price, £1,088 a month is £13,056 a year, a gross yield of 5.2%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Common questions on B32 2 (Woodgate)
Are property prices falling in B32 2 (Woodgate)?
Is B32 2 (Woodgate) a good place to buy a house?
How much did a house sell for in B32 2 (Woodgate)?
Are B32 2 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is up 19% over five years in cash but down 6% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
B32's current homes for sale
The live side of the market holds 112 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole B32 district, not just B32 2: live asking prices are collected per district.
41% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Middlehill Rise, Birmingham, B32
- Wentworth Way, Birmingham, Birmingham
- Kingsdown Road, Birmingham, West Midlands, B31
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every B32 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Moving up a bedroom in B: the cost
What homes of each size actually sold for across the B area, 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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in B32
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of B32, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| B32 1 | £262,000 | 41 |
| B32 3 | £202,000 | 23 |
| B32 4 | £205,000 | 8 |
Zoom out to the full B32 district report for the type split, monthly volumes and how B32 compares with its neighbours.
Selling a home in B32 2? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at B32 2'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim B32 2.
Dig further
Behind the answers sits the same Land Registry record as this page, with B32 2 already set as the subject. Free, one click sign in.
Two maps carry on from here: every B32 2 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.