Local market reports › B area › B66 › B66 4
Bearwood market report B66 4, Smethwick
The standing B66 4 (Bearwood) property market report, rebuilt from the full public record every month. Everything below comes from 3,488 sales recorded by HM Land Registry in B66 4 (Smethwick) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in B66 4 (Smethwick) came in at £190,200, out of 20 registered, up 10% on five years earlier, and the mean stands at £193,500, and by floor area homes here have averaged about £2,110 per square metre over the last five years. The record behind it is 3,488 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
B66 4 is one sector of B66 (Smethwick): 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 B66 4 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 B66 4 prices, from the sold record
The B66 4 median stands at £190,200 for 2026, built from 20 registered sales; the mean, the figure usually quoted as the "average house price", is £193,500, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in B66 4
Measured by floor area, the last five years of B66 4 sales average about £2,110 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
For scale: the England and Wales median is £285,000, so B66 4 trades 33% below the country as a whole.
A typical B66 4 home, priced year by year (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 | £190,200 | £190,200 | 20 |
| 2025 | £186,000 | £190,448 | 48 |
| 2024 | £184,000 | £195,630 | 39 |
| 2023 | £180,000 | £197,776 | 44 |
| 2022 | £175,000 | £205,207 | 73 |
| 2021 | £173,500 | £219,673 | 83 |
| 2020 | £157,000 | £203,711 | 37 |
| 2019 | £141,000 | £184,817 | 68 |
| 2018 | £133,300 | £177,691 | 58 |
| 2017 | £118,000 | £160,940 | 89 |
| 2016 | £118,000 | £165,083 | 77 |
| 2015 | £116,200 | £164,191 | 88 |
| 2014 | £106,000 | £150,380 | 133 |
| 2013 | £111,500 | £160,437 | 102 |
| 2012 | £116,000 | £170,738 | 91 |
| 2011 | £94,500 | £142,659 | 92 |
| 2010 | £117,500 | £184,270 | 126 |
| 2009 | £130,000 | £208,976 | 100 |
| 2008 | £122,500 | £200,803 | 126 |
| 2007 | £135,000 | £228,998 | 211 |
| 2006 | £117,000 | £203,097 | 157 |
| 2005 | £110,000 | £195,756 | 134 |
| 2004 | £99,200 | £180,167 | 154 |
| 2003 | £83,000 | £152,906 | 182 |
| 2002 | £70,000 | £131,704 | 206 |
| 2001 | £58,500 | £112,463 | 195 |
| 2000 | £54,000 | £105,975 | 189 |
| 1999 | £42,200 | £84,102 | 122 |
| 1998 | £38,000 | £76,706 | 109 |
| 1997 | £37,500 | £76,905 | 135 |
| 1996 | £35,000 | £73,813 | 103 |
| 1995 | £33,000 | £71,737 | 97 |
In cash terms the typical B66 4 home went from £33,000 in 1995 to £190,200 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 165%, a genuine increase in what a home here costs. The real-terms peak came in 2007, and today's median remains roughly 17% under it: a 2007 buyer is still waiting to get that price back in today's money.
Year-on-year change in the B66 4 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 2000 (+28.0% on the year before); the weakest, 2011 (−19.6%). 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) | +2.3% | −0.1% |
| 5 years (since 2021) | +1.9% | −2.8% |
| 10 years (since 2016) | +4.9% | +1.4% |
| 20 years (since 2006) | +2.5% | −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.
How many homes change hands in B66 4
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.
Over the last twelve months of data, 20 sales completed in B66 4. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 179 sales a year before the financial crisis and 45 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What tenants pay around B66 4
B66 4 falls under Sandwell, where the ONS puts the average private rent at £940 a month (May 2026 figures). Size sets most of the rent: one-beds average £672 a month here against £1,388 for four or more bedrooms.
Average monthly rent by size, Sandwell
ONS Price Index of Private Rents, May 2026.
£940 a month is £11,280 a year, which against the £190,200 median sold price makes a gross yield of 5.9%. 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.
How B66 4 trades
Only 20 sales completed here in the last twelve months of data, which makes B66 4 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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.
B66 4 (Bearwood): the questions that come up
How much did a house sell for in B66 4 (Bearwood)?
Are property prices falling in B66 4 (Bearwood)?
Is B66 4 (Bearwood) a good place to buy a house?
Are B66 4 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 10% over five years in cash but down 13% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
On the market in B66 today
The live side of the market holds 53 homes at the moment, listed by 7 agents publishing to HomesIndex.
These cover the whole B66 district, not just B66 4: live asking prices are collected per district.
16% 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.
"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 B66 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.
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. 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%) | — |
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. 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.
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 B66
Sector boundaries hide real price steps. The rest of B66, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| B66 1 | £163,000 | 6 |
| B66 2 | £215,000 | 4 |
| B66 3 | £180,000 | 9 |
Zoom out to the full B66 district report for the type split, monthly volumes and how B66 compares with its neighbours.
Selling in B66 4? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in B66 4, open the average prices map and zoom from the B66 4 shading down to the sold homes on your own street. Every recorded B66 4 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 B66 4: the featured spot on this report is free for founding agents, one per district. Claim B66 4.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about B66 4. Free, with a one click sign in.
See every individual B66 4 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on 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.