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Rushall market report WS4 2, Walsall
The WS4 2 (Rushall) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 1,942 completed sales registered with HM Land Registry in WS4 2 (Walsall) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for WS4 2 (Walsall) is £200,000, from 13 registered sales, down 38% on five years earlier; the mean is £248,100, and by floor area homes here have averaged about £2,650 per square metre over the last five years. Behind the figures sit 1,942 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
WS4 2 is a postcode sector: one group of streets inside WS4 (Walsall). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where WS4 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 WS4 2
Take the 13 registered 2026 sales in WS4 2 and the middle price, the median, is £200,000. The mean lands at £248,100, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
WS4 2 prices by floor area
Per square metre, WS4 2 homes have averaged around £2,650 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.
England and Wales as a whole trade at a £285,000 median, leaving WS4 2 30% below the national figure.
A typical WS4 2 home, priced year by year (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 | £200,000 | £200,000 | 13 |
| 2025 | £294,000 | £301,030 | 52 |
| 2024 | £295,000 | £313,646 | 43 |
| 2023 | £340,000 | £373,577 | 36 |
| 2022 | £260,000 | £304,880 | 61 |
| 2021 | £322,500 | £408,327 | 84 |
| 2020 | £276,100 | £358,245 | 62 |
| 2019 | £230,000 | £301,475 | 57 |
| 2018 | £252,500 | £336,587 | 69 |
| 2017 | £220,000 | £300,058 | 59 |
| 2016 | £211,200 | £295,471 | 58 |
| 2015 | £219,000 | £309,447 | 57 |
| 2014 | £197,500 | £280,188 | 51 |
| 2013 | £168,200 | £242,023 | 46 |
| 2012 | £156,200 | £229,907 | 36 |
| 2011 | £200,000 | £301,923 | 49 |
| 2010 | £149,000 | £233,670 | 50 |
| 2009 | £184,000 | £295,782 | 50 |
| 2008 | £175,200 | £287,190 | 44 |
| 2007 | £187,000 | £317,204 | 83 |
| 2006 | £149,000 | £258,645 | 95 |
| 2005 | £167,500 | £298,082 | 75 |
| 2004 | £133,500 | £242,462 | 81 |
| 2003 | £132,500 | £244,097 | 76 |
| 2002 | £110,000 | £206,964 | 102 |
| 2001 | £98,000 | £188,400 | 77 |
| 2000 | £86,000 | £168,775 | 83 |
| 1999 | £94,500 | £188,334 | 53 |
| 1998 | £70,000 | £141,300 | 57 |
| 1997 | £69,200 | £141,915 | 64 |
| 1996 | £56,000 | £118,101 | 61 |
| 1995 | £70,500 | £153,256 | 58 |
In cash terms the typical WS4 2 home went from £70,500 in 1995 to £200,000 in 2026, roughly 2.8 times the price. Adjusted for inflation it still comes to a real rise of roughly 31%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2021, and today's median remains roughly 51% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the WS4 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 (+35.0% on the year before); the weakest, 2026 (−32.0%). 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) | −32.0% | −33.6% |
| 5 years (since 2021) | −9.1% | −13.3% |
| 10 years (since 2016) | −0.5% | −3.8% |
| 20 years (since 2006) | +1.5% | −1.3% |
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
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.
WS4 2 recorded 13 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 84 sales a year before the financial crisis and 41 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 WS4 2
The local authority for WS4 2 is Walsall, and its ONS average private rent currently stands at £908 a month (May 2026 figures). A one-bed averages £642 a month here and a four-or-more-bed £1,305, so size does most of the work in setting the rent.
Average monthly rent by size, Walsall
ONS Price Index of Private Rents, May 2026.
£908 a month is £10,896 a year, which against the £200,000 median sold price makes a gross yield of 5.4%. 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.
What kind of market WS4 2 is
Only 13 sales completed here in the last twelve months of data, which makes WS4 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the WS4 district median, WS4 2 sits 11% lower, marking it as a cheaper pocket of the district.
WS4 2 (Rushall): the questions that come up
Are property prices falling in WS4 2 (Rushall)?
Is WS4 2 (Rushall) a good place to buy a house?
How much did a house sell for in WS4 2 (Rushall)?
Are WS4 2 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is down 38% over five years in cash but down 51% 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.
What you could buy in WS4 now
Turning to what is actually available: 29 homes on the market right now, from 5 agents publishing to HomesIndex.
These cover the whole WS4 district, not just WS4 2: live asking prices are collected per district.
Of everything listed here, 21% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Cecil Street, Walsall, West Midlands,...
- Cecil Street, School Lofts Cecil Street, WS4, Walsall
- Cecil Street, Walsall, West Midlands,...
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 WS4 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.
Moving up a bedroom in WS: the cost
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%) | — | — |
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.
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 WS4
A few minutes' walk can separate two very different markets. Here are WS4's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WS4 1 | £226,100 | 72 |
Zoom out to the full WS4 district report for the type split, monthly volumes and how WS4 compares with its neighbours.
Selling a home in WS4 2? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in WS4 2, open the average prices map and zoom from the WS4 2 shading down to the sold homes on your own street. Every recorded WS4 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim WS4 2.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to WS4 2. Free after a one click sign in.
The live map plots every individual WS4 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.