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Bescot market report WS5 4, Walsall
The WS5 4 (Bescot) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 4,527 sales registered with HM Land Registry in WS5 4 (Walsall) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for WS5 4 (Walsall) is £246,200, from 28 registered sales, up 31% on five years earlier; the mean is £238,400, and by floor area homes here have averaged about £2,770 per square metre over the last five years. Behind the figures sit 4,527 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
A postcode sector like WS5 4 is a single group of streets within WS5 (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 WS5 4 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 WS5 4 homes really sell for
28 sales were registered in WS5 4 in 2026, and the middle one of them, the median, went for £246,200. The mean works out at £238,400, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in WS5 4
Per square metre, WS5 4 homes have averaged around £2,770 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.
Set against the £285,000 England and Wales median, WS5 4 sits 14% below the national market.
WS5 4's median sold price, 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 | £246,200 | £246,200 | 28 |
| 2025 | £230,000 | £235,500 | 87 |
| 2024 | £215,000 | £228,589 | 83 |
| 2023 | £220,000 | £241,726 | 81 |
| 2022 | £215,000 | £252,112 | 83 |
| 2021 | £188,200 | £238,285 | 118 |
| 2020 | £161,000 | £208,901 | 91 |
| 2019 | £159,000 | £208,411 | 112 |
| 2018 | £144,000 | £191,955 | 101 |
| 2017 | £132,500 | £180,717 | 145 |
| 2016 | £137,500 | £192,364 | 124 |
| 2015 | £133,000 | £187,929 | 163 |
| 2014 | £125,000 | £177,334 | 124 |
| 2013 | £123,000 | £176,985 | 69 |
| 2012 | £116,800 | £171,915 | 80 |
| 2011 | £116,300 | £175,568 | 105 |
| 2010 | £121,000 | £189,759 | 105 |
| 2009 | £122,500 | £196,920 | 85 |
| 2008 | £120,000 | £196,705 | 83 |
| 2007 | £130,000 | £220,516 | 180 |
| 2006 | £121,000 | £210,041 | 194 |
| 2005 | £112,000 | £199,315 | 163 |
| 2004 | £130,000 | £236,105 | 274 |
| 2003 | £126,500 | £233,044 | 370 |
| 2002 | £72,500 | £136,408 | 270 |
| 2001 | £60,000 | £115,347 | 220 |
| 2000 | £50,500 | £99,106 | 170 |
| 1999 | £47,700 | £95,064 | 150 |
| 1998 | £48,200 | £97,295 | 161 |
| 1997 | £46,500 | £95,362 | 209 |
| 1996 | £47,000 | £99,121 | 159 |
| 1995 | £46,000 | £99,997 | 140 |
In cash terms the typical WS5 4 home went from £46,000 in 1995 to £246,200 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 146%, a genuine increase in what a home here costs.
Year-on-year change in the WS5 4 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 (+74.5% on the year before); the weakest, 2005 (−13.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +7.0% | +4.5% |
| 5 years (since 2021) | +5.5% | +0.7% |
| 10 years (since 2016) | +6.0% | +2.5% |
| 20 years (since 2006) | +3.6% | +0.8% |
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.
Sales activity in WS5 4
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 28 sales completed in WS5 4. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 230 sales a year before the financial crisis and 72 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.
How WS5 4 trades
This is a thin market: 28 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. 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 WS5 district median, WS5 4 sits 21% lower, marking it as a cheaper pocket of the district.
The rental side of WS5 4
For renting purposes WS5 4 sits in Sandwell. The ONS average private rent there is £940 a month (May 2026). The spread runs from £672 a month for a typical one-bed to £1,388 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Sandwell
ONS Price Index of Private Rents, May 2026.
Against the £246,200 median purchase price, a rent of £940 a month (£11,280 a year) works out at a 4.6% 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.
WS5 4 (Bescot): the questions that come up
Are property prices falling in WS5 4 (Bescot)?
Is WS5 4 (Bescot) a good place to buy a house?
How much did a house sell for in WS5 4 (Bescot)?
Will WS5 4 prices rise from here?
The record answers a different question than "what happens next": the median is up 31% over five years in cash and up 3% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in WS5 right now
The live side of the market holds 53 homes at the moment, listed by 4 agents publishing to HomesIndex.
These cover the whole WS5 district, not just WS5 4: live asking prices are collected per district.
25% 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.
- Bodmin Rise, Walsall, West Midlands, WS5
- Woodruff Way, The Delves, Walsall, WS5, Walsall
- Helston Road, Walsall, WS5
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every WS5 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.
Bedroom by bedroom: WS prices by size
What homes of each size actually sold for across the WS area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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 WS5
A few minutes' walk can separate two very different markets. Here are WS5's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WS5 3 | £421,200 | 32 |
Zoom out to the full WS5 district report for the type split, monthly volumes and how WS5 compares with its neighbours.
Selling a home in WS5 4? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at WS5 4'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 WS5 4: the featured spot on this report is free for founding agents, one per district. Claim WS5 4.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about WS5 4. Free, with a one click sign in.
Two maps carry on from here: every WS5 4 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.