Local market reports › B area › B66
Bearwood market report B66, Smethwick
The B66 (Bearwood) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 6,900 sales registered with HM Land Registry in B66 (Smethwick) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here 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 typical home in B66 (Smethwick) sold for £180,000 in 2026, the median of 39 registered sales, up 11% on five years earlier. The mean was £183,900, and by floor area homes here have averaged about £2,160 per square metre over the last five years. The figures cover 6,900 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
B66 is the postcode district covering Smethwick, Bearwood, Warley in Smethwick. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where B66 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 prices, from the sold record
The B66 median stands at £180,000 for 2026, built from 39 registered sales; the mean, the figure usually quoted as the "average house price", is £183,900, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in B66
Measured by floor area, the last five years of B66 sales average about £2,160 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 trades 37% below the country as a whole.
B66'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 | £180,000 | £180,000 | 39 |
| 2025 | £185,000 | £189,424 | 100 |
| 2024 | £185,000 | £196,693 | 94 |
| 2023 | £171,500 | £188,437 | 95 |
| 2022 | £165,000 | £193,481 | 129 |
| 2021 | £162,000 | £205,113 | 148 |
| 2020 | £155,000 | £201,116 | 107 |
| 2019 | £158,000 | £207,100 | 217 |
| 2018 | £153,400 | £204,485 | 279 |
| 2017 | £125,000 | £170,487 | 162 |
| 2016 | £118,000 | £165,083 | 174 |
| 2015 | £120,000 | £169,560 | 216 |
| 2014 | £105,000 | £148,961 | 230 |
| 2013 | £100,000 | £143,890 | 153 |
| 2012 | £98,500 | £144,980 | 133 |
| 2011 | £91,000 | £137,375 | 148 |
| 2010 | £100,000 | £156,826 | 202 |
| 2009 | £120,000 | £192,901 | 129 |
| 2008 | £114,000 | £186,870 | 215 |
| 2007 | £123,500 | £209,490 | 378 |
| 2006 | £114,000 | £197,889 | 351 |
| 2005 | £100,800 | £179,383 | 293 |
| 2004 | £95,000 | £172,539 | 301 |
| 2003 | £73,000 | £134,484 | 349 |
| 2002 | £60,000 | £112,889 | 382 |
| 2001 | £55,000 | £105,735 | 403 |
| 2000 | £45,000 | £88,313 | 385 |
| 1999 | £36,200 | £72,145 | 238 |
| 1998 | £35,000 | £70,650 | 222 |
| 1997 | £31,400 | £64,395 | 262 |
| 1996 | £32,500 | £68,541 | 193 |
| 1995 | £29,500 | £64,128 | 173 |
In cash terms the typical B66 home went from £29,500 in 1995 to £180,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 181%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2007, and today's median remains roughly 14% under it: a 2007 buyer is still waiting to get that price back in today's money.
Year-on-year change in the B66 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 (+30.1% on the year before); the weakest, 2010 (−16.7%). 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) | −2.7% | −5.0% |
| 5 years (since 2021) | +2.1% | −2.6% |
| 10 years (since 2016) | +4.3% | +0.9% |
| 20 years (since 2006) | +2.3% | −0.5% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 65% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £382,000 against £116,500 for a flat, 3.3 times the price.
Median by property type, B66
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 | £382,000 (2025) | – | 365 |
| Semi-detached | £267,500 | 8 | 1,380 |
| Terraced | £176,000 | 25 | 4,451 |
| Flats | £116,500 (2025) | – | 685 |
Transaction volumes
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 76 B66 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 355 sales a year before the financial crisis and 91 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.
How B66 trades
This is a thin market: 76 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. In its area's price order B66 comes 68 of 76, towards the cheaper end of the table.
What homes rent for around B66
For renting purposes B66 sits in Sandwell. The ONS average private rent there is £940 a month (May 2026). The spread runs from £672 a month for a typical one-bed to £1,388 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Sandwell
ONS Price Index of Private Rents, May 2026.
Set against the £180,000 median sold price, £940 a month is £11,280 a year, a gross yield of 6.3%: 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 B66 (Bearwood)
Are property prices falling in B66 (Bearwood)?
Is B66 (Bearwood) a good place to buy a house?
How much did a house sell for in B66 (Bearwood)?
Are B66 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 11% over five years in cash but down 12% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What is for sale in B66 right now
Everything above is what homes in B66 sold for. This is what you could actually buy today: 53 homes currently on the market from 7 agents publishing to HomesIndex, at a typical asking price 11% above the B66 median sold price.
16% 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.
"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.
Moving up a bedroom in B: the cost
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%) | — |
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
B66 ranks 43 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.
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.
Inside B66, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| B66 1 | £163,000 | 6 |
| B66 2 | £215,000 | 4 |
| B66 3 | £180,000 | 9 |
| B66 4 | £190,200 | 20 |
How B66 compares nearby
Same city, different markets. The dearest districts of the B area, and B66 itself, which ranks 68 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% |
| B66 (this report) | £180,000 | +11% |
Selling in B66? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at B66'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 B66.
Dig further
Behind the answers sits the same Land Registry record as this page, with B66 already set as the subject. Free, one click sign in.
Two maps carry on from here: every B66 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.