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Bescot market report WS5, Walsall
The standing WS5 (Bescot) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 8,477 completed sales registered with HM Land Registry in WS5 (Walsall) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for WS5 (Walsall) is £312,500, from 60 registered sales, up 12% on five years earlier; the mean is £348,900, and by floor area homes here have averaged about £3,090 per square metre over the last five years. Behind the figures sit 8,477 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
The postcode district WS5 covering Bescot, Tamebridge, Yew Tree sits in Walsall. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where WS5 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 buyers actually paid in WS5
The 2026 median for WS5 is £312,500, taken from 60 registered sales. The mean, which is what most sites call the "average house price", is £348,900, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in WS5
Averaged across five years of sales, floor space in WS5 costs about £3,090 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Against a national (England and Wales) median of £285,000, WS5 runs 10% above it.
The price of a typical WS5 home, 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 | £312,500 | £312,500 | 60 |
| 2025 | £300,000 | £307,174 | 210 |
| 2024 | £292,500 | £310,988 | 189 |
| 2023 | £285,000 | £313,145 | 173 |
| 2022 | £301,000 | £352,957 | 202 |
| 2021 | £280,000 | £354,516 | 255 |
| 2020 | £250,000 | £324,380 | 214 |
| 2019 | £225,000 | £294,921 | 235 |
| 2018 | £230,000 | £306,594 | 233 |
| 2017 | £186,000 | £253,685 | 256 |
| 2016 | £187,500 | £262,314 | 255 |
| 2015 | £179,000 | £252,927 | 281 |
| 2014 | £185,000 | £262,455 | 262 |
| 2013 | £175,000 | £251,808 | 166 |
| 2012 | £160,000 | £235,500 | 175 |
| 2011 | £163,500 | £246,822 | 189 |
| 2010 | £180,000 | £282,286 | 214 |
| 2009 | £174,500 | £280,510 | 182 |
| 2008 | £177,500 | £290,960 | 186 |
| 2007 | £179,200 | £303,973 | 338 |
| 2006 | £175,000 | £303,778 | 412 |
| 2005 | £143,800 | £255,906 | 286 |
| 2004 | £150,000 | £272,429 | 402 |
| 2003 | £144,000 | £265,283 | 521 |
| 2002 | £103,000 | £193,794 | 426 |
| 2001 | £86,500 | £166,292 | 386 |
| 2000 | £69,000 | £135,413 | 293 |
| 1999 | £66,500 | £132,531 | 287 |
| 1998 | £57,000 | £115,059 | 273 |
| 1997 | £55,000 | £112,794 | 363 |
| 1996 | £57,200 | £120,632 | 278 |
| 1995 | £60,000 | £130,431 | 275 |
In cash terms the typical WS5 home went from £60,000 in 1995 to £312,500 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 140%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 12% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the WS5 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 (+39.8% on the year before); the weakest, 2011 (−9.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +4.2% | +1.7% |
| 5 years (since 2021) | +2.2% | −2.5% |
| 10 years (since 2016) | +5.2% | +1.8% |
| 20 years (since 2006) | +2.9% | +0.1% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 40% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £425,000 against £137,500 for a flat, 3.1 times the price.
Median by property type, WS5
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 | £426,500 | 28 | 3,149 |
| Semi-detached | £256,000 | 21 | 3,380 |
| Terraced | £241,000 | 7 | 1,503 |
| Flats | £137,500 (2025) | – | 441 |
How many homes change hands in WS5
How many homes change hands
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
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 150 WS5 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 383 sales a year before the financial crisis and 167 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 kind of market WS5 is
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. WS5 sits 3 of 15 in its area's price order, well inside the expensive end.
What tenants pay around WS5
WS5 falls under Walsall, where the ONS puts the average private rent 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.
Set against the £312,500 median sold price, £908 a month is £10,896 a year, a gross yield of 3.5%: 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.
What people ask about WS5 (Bescot)
Is WS5 (Bescot) a good place to buy a house?
How much did a house sell for in WS5 (Bescot)?
Are property prices falling in WS5 (Bescot)?
Are WS5 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is up 12% over five years in cash but down 12% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in WS5 right now
Everything above is what homes in WS5 sold for. This is what you could actually buy today: 53 homes currently on the market from 4 agents publishing to HomesIndex, at a typical asking price 4% below the WS5 median sold price.
Of everything listed here, 25% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Bodmin Rise, Walsall, West Midlands, WS5
- Woodruff Way, The Delves, Walsall, WS5, Walsall
- Helston Road, Walsall, WS5
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 WS5 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.
What another bedroom costs in WS
Real sold prices by size across the WS area, straight 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%) | — | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
WS5 ranks 13 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.
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.
Inside WS5, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WS5 3 | £421,200 | 32 |
| WS5 4 | £246,200 | 28 |
How WS5 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 (this report) | £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 | £175,000 | +25% |
Before you sell in WS5: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in WS5, open the average prices map and zoom from the WS5 shading down to the sold homes on your own street. Every recorded WS5 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 WS5.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about WS5. Free, with a one click sign in.
Two maps carry on from here: every WS5 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.
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.