Local market reports › WS area › WS2
Pleck market report WS2, Walsall
The standing WS2 (Pleck) property market report, rebuilt from the full public record every month. The raw material for this page is 11,477 HM Land Registry entries for WS2 (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.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for WS2 (Walsall) is £175,000, from 87 registered sales, up 25% on five years earlier; the mean is £183,300, and by floor area homes here have averaged about £2,160 per square metre over the last five years. Behind the figures sit 11,477 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
WS2 is the postcode district covering Pleck, Bentley, Leamore in Walsall. 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 WS2 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.
What a home in WS2 sells for
Take the 87 registered 2026 sales in WS2 and the middle price, the median, is £175,000. The mean lands at £183,300, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in WS2
Per square metre, WS2 homes have averaged around £2,160 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Against a national (England and Wales) median of £285,000, WS2 runs 39% below it.
The price of a typical WS2 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £175,000 | £175,000 | 87 |
| 2025 | £175,000 | £179,185 | 271 |
| 2024 | £175,000 | £186,061 | 307 |
| 2023 | £170,500 | £187,338 | 244 |
| 2022 | £160,200 | £187,853 | 302 |
| 2021 | £140,000 | £177,258 | 313 |
| 2020 | £130,000 | £168,678 | 247 |
| 2019 | £120,000 | £157,291 | 337 |
| 2018 | £121,000 | £161,295 | 314 |
| 2017 | £113,000 | £154,121 | 333 |
| 2016 | £109,300 | £152,912 | 325 |
| 2015 | £98,000 | £138,474 | 341 |
| 2014 | £103,000 | £146,123 | 297 |
| 2013 | £87,000 | £125,184 | 273 |
| 2012 | £89,000 | £130,997 | 229 |
| 2011 | £82,000 | £123,788 | 220 |
| 2010 | £90,000 | £141,143 | 245 |
| 2009 | £100,000 | £160,751 | 281 |
| 2008 | £100,000 | £163,921 | 420 |
| 2007 | £103,500 | £175,565 | 689 |
| 2006 | £95,000 | £164,908 | 550 |
| 2005 | £94,000 | £167,282 | 437 |
| 2004 | £82,000 | £148,928 | 506 |
| 2003 | £70,000 | £128,957 | 583 |
| 2002 | £50,000 | £94,075 | 537 |
| 2001 | £38,500 | £74,014 | 455 |
| 2000 | £35,000 | £68,688 | 423 |
| 1999 | £37,600 | £74,935 | 410 |
| 1998 | £37,000 | £74,687 | 361 |
| 1997 | £40,000 | £82,032 | 490 |
| 1996 | £35,500 | £74,868 | 372 |
| 1995 | £32,000 | £69,563 | 278 |
In cash terms the typical WS2 home went from £32,000 in 1995 to £175,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 152%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 7% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the WS2 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 (+40.0% on the year before); the weakest, 2010 (−10.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 47% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £272,500 against £93,500 for a flat, 2.9 times the price.
Median by property type, WS2
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 | £272,500 (2025) | – | 641 |
| Semi-detached | £190,000 | 39 | 4,409 |
| Terraced | £162,500 | 36 | 5,426 |
| Flats | £107,200 | 8 | 996 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | 0.0% | −2.3% |
| 5 years (since 2021) | +4.6% | −0.3% |
| 10 years (since 2016) | +4.8% | +1.4% |
| 20 years (since 2006) | +3.1% | +0.3% |
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.
Transaction volumes
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.
The last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
Over the last twelve months of data, 184 sales completed in WS2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 523 sales a year before the financial crisis and 242 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What tenants pay around WS2
The local authority for WS2 is Walsall, and its ONS average private rent currently stands at £908 a month (May 2026 figures). The spread runs from £642 a month for a typical one-bed to £1,305 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Walsall
ONS Price Index of Private Rents, May 2026.
Against the £175,000 median purchase price, a rent of £908 a month (£10,896 a year) works out at a 6.2% 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.
Reading the WS2 market
By median price WS2 sits at the bottom of its postcode area: the cheapest way in, with the least expectation already in the price.
Asked and answered: WS2 (Pleck)
Are property prices falling in WS2 (Pleck)?
Is WS2 (Pleck) a good place to buy a house?
How much did a house sell for in WS2 (Pleck)?
Are WS2 prices heading up or down?
The record answers a different question than "what happens next": the median is up 25% over five years in cash and flat after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
WS2's current homes for sale
Everything above is what homes in WS2 sold for. Turning to what is actually available: 66 homes on the market right now, from 6 agents publishing to HomesIndex, at a typical asking price 3% above the WS2 median sold price.
Of everything listed here, 22% asks less than the sold record of comparable homes. 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 →
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 WS: the cost
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%) | — | — |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
WS2 ranks 4 of 15 in the WS 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.
Five-year change in the median, WS area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside WS2, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WS2 0 | £210,000 | 17 |
| WS2 7 | £180,000 | 24 |
| WS2 8 | £166,000 | 24 |
| WS2 9 | £153,800 | 22 |
How WS2 compares nearby
Same city, different markets. The neighbouring districts of the WS area, dearest first:
| District | Median | 5-year |
|---|---|---|
| WS14 | £424,000 | +28% |
| WS13 | £325,000 | +12% |
| WS5 | £312,500 | +12% |
| WS9 | £295,000 | +15% |
| WS7 | £260,000 | +13% |
| WS6 | £252,500 | +15% |
| WS15 | £236,500 | +15% |
| WS12 | £232,000 | +12% |
| WS4 | £225,000 | +15% |
| WS8 | £220,000 | +19% |
| WS11 | £220,000 | +10% |
| WS10 | £215,000 | +28% |
| WS3 | £205,000 | +17% |
| WS1 | £175,000 | +27% |
| WS2 (this report) | £175,000 | +25% |
Thinking of selling in WS2? 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'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.
Estate agents working WS2: the featured spot on this report is free for founding agents, one per district. Claim WS2.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to WS2. Free after a one click sign in.
The live map plots every individual WS2 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.
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.