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Hednesford market report WS12 2, Cannock
The WS12 2 (Hednesford) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,886 HM Land Registry entries for WS12 2 (Cannock), 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.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical WS12 2 (Cannock) home changed hands for £245,000 in 2026 (median of 33 registered sales, up 14% on five years earlier), with the mean at £254,700, and by floor area homes here have averaged about £2,850 per square metre over the last five years. Source: 3,886 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like WS12 2 is a single group of streets within WS12 (Cannock), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where WS12 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.
The going rate for a home in WS12 2
The 2026 median for WS12 2 is £245,000, taken from 33 registered sales. The mean, which is what most sites call the "average house price", is £254,700, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in WS12 2
A square metre of WS12 2 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.
The national median for England and Wales is £285,000, which puts WS12 2 14% below the country at large.
The price of a typical WS12 2 home, 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 | £245,000 | £245,000 | 33 |
| 2025 | £230,500 | £236,012 | 98 |
| 2024 | £225,000 | £239,221 | 87 |
| 2023 | £235,000 | £258,208 | 65 |
| 2022 | £210,000 | £246,249 | 91 |
| 2021 | £215,000 | £272,218 | 110 |
| 2020 | £214,000 | £277,669 | 116 |
| 2019 | £189,500 | £248,389 | 136 |
| 2018 | £173,000 | £230,612 | 99 |
| 2017 | £150,000 | £204,585 | 139 |
| 2016 | £151,000 | £211,250 | 116 |
| 2015 | £150,000 | £211,950 | 91 |
| 2014 | £145,000 | £205,708 | 91 |
| 2013 | £142,000 | £204,324 | 96 |
| 2012 | £131,200 | £193,110 | 72 |
| 2011 | £127,000 | £191,721 | 68 |
| 2010 | £128,500 | £201,521 | 58 |
| 2009 | £145,000 | £233,089 | 61 |
| 2008 | £147,000 | £240,964 | 64 |
| 2007 | £145,000 | £245,960 | 136 |
| 2006 | £136,000 | £236,079 | 141 |
| 2005 | £120,000 | £213,552 | 129 |
| 2004 | £125,500 | £227,933 | 157 |
| 2003 | £100,000 | £184,224 | 153 |
| 2002 | £90,000 | £169,334 | 207 |
| 2001 | £80,000 | £153,796 | 246 |
| 2000 | £80,500 | £157,981 | 254 |
| 1999 | £88,000 | £175,379 | 273 |
| 1998 | £63,600 | £128,381 | 230 |
| 1997 | £47,200 | £96,798 | 98 |
| 1996 | £44,000 | £92,794 | 100 |
| 1995 | £45,000 | £97,823 | 71 |
In cash terms the typical WS12 2 home went from £45,000 in 1995 to £245,000 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. Measured in today's money the market peaked in 2020; the current median sits about 12% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the WS12 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 1999 (+38.4% on the year before); the weakest, 2010 (−11.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +6.3% | +3.8% |
| 5 years (since 2021) | +2.6% | −2.1% |
| 10 years (since 2016) | +5.0% | +1.5% |
| 20 years (since 2006) | +3.0% | +0.2% |
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.
Sales activity in WS12 2
The year-by-year sales count
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.
Over the last twelve months of data, 33 sales completed in WS12 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 178 sales a year before the financial crisis and 75 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
Reading the WS12 2 market
This is a thin market: 33 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. 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.
Rents around WS12 2
For renting purposes WS12 2 sits in Cannock Chase. The ONS average private rent there is £848 a month (May 2026). A one-bed averages £576 a month here and a four-or-more-bed £1,319, so size does most of the work in setting the rent.
Average monthly rent by size, Cannock Chase
ONS Price Index of Private Rents, May 2026.
£848 a month is £10,176 a year, which against the £245,000 median sold price makes a gross yield of 4.2%. 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.
WS12 2 (Hednesford): the questions that come up
Are property prices falling in WS12 2 (Hednesford)?
Is WS12 2 (Hednesford) a good place to buy a house?
How much did a house sell for in WS12 2 (Hednesford)?
Are WS12 2 prices heading up or down?
The record answers a different question than "what happens next": the median is up 14% over five years in cash but down 10% 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 WS12 today
Turning to what is actually available: 81 homes on the market right now, from 3 agents publishing to HomesIndex.
These cover the whole WS12 district, not just WS12 2: live asking prices are collected per district.
Of everything listed here, 23% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Progress Grove, Huntington, Cannock, ...
- Willows Croft, Hednesford, Cannock, S...
- Wimblebury Road, Heath Hayes, Cannock...
"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 WS12 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.
The price of an extra bedroom in WS
The Land Registry record, split by size: what each kind of home actually sold for across the WS area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £275,000 | £370,000 (+35%) | £572,400 (+55%) | £821,400 (+44%) |
| Semi-detached | £196,000 | £215,000 (+10%) | £255,000 (+19%) | £340,000 (+33%) | £400,000 (+18%) |
| Terraced | £175,000 | £183,250 (+5%) | £212,500 (+16%) | £291,500 (+37%) | — |
| Flat | £115,000 | £151,000 (+31%) | £247,500 (+64%) | — | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the WS area is the point: the same five years treated these districts very differently.
Winners and losers across the WS area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in WS12
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of WS12, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WS12 0 | £215,000 | 13 |
| WS12 1 | £235,000 | 27 |
| WS12 3 | £250,000 | 21 |
| WS12 4 | £226,500 | 88 |
Zoom out to the full WS12 district report for the type split, monthly volumes and how WS12 compares with its neighbours.
Before you sell in WS12 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in WS12 2, open the average prices map and zoom from the WS12 2 shading down to the sold homes on your own street. Every recorded WS12 2 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 WS12 2: the featured spot on this report is free for founding agents, one per district. Claim WS12 2.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about WS12 2. Free, with a one click sign in.
The live map plots every individual WS12 2 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on 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.