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Pleck market report WS2 9, Walsall
The WS2 9 (Pleck) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,430 HM Land Registry entries for WS2 9 (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 recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in WS2 9 (Walsall) sold for £153,800 in 2026, the median of 22 registered sales, up 17% on five years earlier. The mean was £161,600, and by floor area homes here have averaged about £2,030 per square metre over the last five years. The figures cover 3,430 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like WS2 9 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 9 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 9 prices, from the sold record
In the WS2 9 property market, the 2026 median sale price is £153,800, from 22 registered sales; the mean, the "average house price" most sites quote, is £161,600, sitting a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in WS2 9
Measured by floor area, the last five years of WS2 9 sales average about £2,030 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.
England and Wales as a whole trade at a £285,000 median, leaving WS2 9 46% below the national figure.
WS2 9's median sold price, 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 | £153,800 | £153,800 | 22 |
| 2025 | £160,000 | £163,826 | 83 |
| 2024 | £163,000 | £173,302 | 70 |
| 2023 | £149,000 | £163,715 | 59 |
| 2022 | £141,500 | £165,925 | 80 |
| 2021 | £132,000 | £167,129 | 85 |
| 2020 | £120,200 | £155,962 | 60 |
| 2019 | £113,500 | £148,771 | 84 |
| 2018 | £115,500 | £153,964 | 80 |
| 2017 | £105,000 | £143,209 | 96 |
| 2016 | £95,000 | £132,906 | 83 |
| 2015 | £91,500 | £129,290 | 86 |
| 2014 | £98,000 | £139,030 | 82 |
| 2013 | £85,000 | £122,307 | 80 |
| 2012 | £90,000 | £132,469 | 67 |
| 2011 | £80,000 | £120,769 | 79 |
| 2010 | £90,000 | £141,143 | 69 |
| 2009 | £85,000 | £136,638 | 58 |
| 2008 | £100,000 | £163,921 | 90 |
| 2007 | £107,000 | £181,502 | 185 |
| 2006 | £96,000 | £166,644 | 185 |
| 2005 | £92,200 | £164,079 | 147 |
| 2004 | £85,000 | £154,377 | 172 |
| 2003 | £77,000 | £141,853 | 239 |
| 2002 | £53,500 | £100,660 | 217 |
| 2001 | £37,600 | £72,284 | 148 |
| 2000 | £35,500 | £69,669 | 146 |
| 1999 | £35,000 | £69,753 | 134 |
| 1998 | £33,800 | £68,228 | 111 |
| 1997 | £31,000 | £63,575 | 123 |
| 1996 | £32,000 | £67,487 | 105 |
| 1995 | £29,500 | £64,128 | 105 |
In cash terms the typical WS2 9 home went from £29,500 in 1995 to £153,800 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 140%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2007; the current median sits about 15% below that. Someone who bought at the 2007 peak has not yet seen that price back in real terms.
Year-on-year change in the WS2 9 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 (+43.9% on the year before); the weakest, 2009 (−15.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What WS2 9 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.9% | −6.1% |
| 5 years (since 2021) | +3.1% | −1.6% |
| 10 years (since 2016) | +4.9% | +1.5% |
| 20 years (since 2006) | +2.4% | −0.4% |
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.
The turnover behind the prices
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.
The register shows 22 WS2 9 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 180 sales a year before the financial crisis and 63 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.
Rents around WS2 9
The local authority for WS2 9 is Walsall, and its ONS average private rent currently stands 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.
Against the £153,800 median purchase price, a rent of £908 a month (£10,896 a year) works out at a 7.1% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
How WS2 9 trades
Only 22 sales completed here in the last twelve months of data, which makes WS2 9 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within WS2, this sector trades 12% below the district median: one of its district's cheaper corners.
Common questions on WS2 9 (Pleck)
Are property prices falling in WS2 9 (Pleck)?
Is WS2 9 (Pleck) a good place to buy a house?
How much did a house sell for in WS2 9 (Pleck)?
Are WS2 9 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 17% over five years in cash but down 8% 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.
WS2's current homes for sale
This is what you could actually buy today: 66 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole WS2 district, not just WS2 9: live asking prices are collected per district.
22% 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.
- 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 →
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.
Bedroom by bedroom: WS prices by size
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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the WS area is the point: the same five years treated these districts very differently.
Five-year change in the median, WS area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in WS2
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of WS2, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WS2 0 | £210,000 | 17 |
| WS2 7 | £180,000 | 24 |
| WS2 8 | £166,000 | 24 |
Zoom out to the full WS2 district report for the type split, monthly volumes and how WS2 compares with its neighbours.
Thinking of selling in WS2 9? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at WS2 9'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 WS2 9.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about WS2 9. Free, with a one click sign in.
See every individual WS2 9 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.
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.