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Pleck market report WS2 8, Walsall
The standing WS2 8 (Pleck) property market report, rebuilt from the full public record every month. The raw material for this page is 3,464 HM Land Registry entries for WS2 8 (Walsall), 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 data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 24 registered 2026 sales put the WS2 8 (Walsall) median at £166,000, up 28% on five years earlier, with a mean of £178,800, and by floor area homes here have averaged about £2,280 per square metre over the last five years. Everything rests on 3,464 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like WS2 8 is a single group of streets within WS2 (Walsall), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where WS2 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.
Today's WS2 8 prices, from the sold record
24 sales were registered in WS2 8 in 2026, and the middle one of them, the median, went for £166,000. The mean works out at £178,800, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in WS2 8
Measured by floor area, the last five years of WS2 8 sales average about £2,280 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.
The national median for England and Wales is £285,000, which puts WS2 8 42% below the country at large.
The price of a typical WS2 8 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £166,000 | £166,000 | 24 |
| 2025 | £175,000 | £179,185 | 79 |
| 2024 | £209,200 | £222,423 | 110 |
| 2023 | £209,000 | £229,640 | 85 |
| 2022 | £195,000 | £228,660 | 111 |
| 2021 | £130,000 | £164,597 | 76 |
| 2020 | £117,500 | £152,459 | 58 |
| 2019 | £110,000 | £144,184 | 81 |
| 2018 | £130,000 | £173,292 | 87 |
| 2017 | £104,200 | £142,118 | 88 |
| 2016 | £105,000 | £146,896 | 71 |
| 2015 | £89,600 | £126,605 | 64 |
| 2014 | £90,000 | £127,681 | 65 |
| 2013 | £75,500 | £108,637 | 59 |
| 2012 | £85,500 | £125,845 | 60 |
| 2011 | £80,500 | £121,524 | 50 |
| 2010 | £83,500 | £130,950 | 47 |
| 2009 | £134,000 | £215,406 | 119 |
| 2008 | £105,000 | £172,117 | 187 |
| 2007 | £106,500 | £180,654 | 301 |
| 2006 | £105,000 | £182,267 | 173 |
| 2005 | £96,000 | £170,841 | 141 |
| 2004 | £78,500 | £142,571 | 140 |
| 2003 | £65,000 | £119,746 | 166 |
| 2002 | £39,600 | £74,507 | 126 |
| 2001 | £37,500 | £72,092 | 153 |
| 2000 | £32,500 | £63,781 | 141 |
| 1999 | £31,000 | £61,781 | 109 |
| 1998 | £32,800 | £66,209 | 104 |
| 1997 | £45,000 | £92,286 | 175 |
| 1996 | £34,500 | £72,759 | 132 |
| 1995 | £28,000 | £60,868 | 82 |
In cash terms the typical WS2 8 home went from £28,000 in 1995 to £166,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 173%, a genuine increase in what a home here costs. The real-terms peak came in 2023, and today's median remains roughly 28% under it: a 2023 buyer is still waiting to get that price back in today's money.
Year-on-year change in the WS2 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 2003 (+64.1% on the year before); the weakest, 2010 (−37.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What WS2 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −5.1% | −7.4% |
| 5 years (since 2021) | +5.0% | +0.2% |
| 10 years (since 2016) | +4.7% | +1.2% |
| 20 years (since 2006) | +2.3% | −0.5% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
How many homes change hands in WS2 8
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.
WS2 8 recorded 24 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 168 sales a year before the financial crisis and 82 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.
What homes rent for around WS2 8
WS2 8 falls under Walsall, where the ONS puts the average private rent at £908 a month (May 2026 figures). Size sets most of the rent: one-beds average £642 a month here against £1,305 for four or more bedrooms.
Average monthly rent by size, Walsall
ONS Price Index of Private Rents, May 2026.
Set against the £166,000 median sold price, £908 a month is £10,896 a year, a gross yield of 6.6%: 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.
Reading the WS2 8 market
This is a thin market: 24 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.
Asked and answered: WS2 8 (Pleck)
Is WS2 8 (Pleck) a good place to buy a house?
How much did a house sell for in WS2 8 (Pleck)?
Are property prices falling in WS2 8 (Pleck)?
Will WS2 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 28% over five years in cash and flat 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.
What you could buy in WS2 now
Turning to what is actually available: 66 homes on the market right now, from 6 agents publishing to HomesIndex.
These cover the whole WS2 district, not just WS2 8: live asking prices are collected per district.
22% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Water Reed Grove, Walsall, West Midla...
- Little Station Street, Walsall, West ...
- Wolverhampton Road West, Walsall, Wes...
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 WS2 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in WS
Real sold prices by size across the WS 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 | — | £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%) | — | — |
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. 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in WS2
A few minutes' walk can separate two very different markets. Here are WS2's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WS2 0 | £210,000 | 17 |
| WS2 7 | £180,000 | 24 |
| WS2 9 | £153,800 | 22 |
Zoom out to the full WS2 district report for the type split, monthly volumes and how WS2 compares with its neighbours.
Selling in WS2 8? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in WS2 8, use the average prices map for a rough value: zoom from WS2 8's shading down to the sold homes on your own street. The figures above are every recorded WS2 8 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim WS2 8.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about WS2 8. Free, with a one click sign in.
The live map plots every individual WS2 8 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.