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Brownhills market report WS8, Walsall
The standing WS8 (Brownhills) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 6,958 completed sales registered with HM Land Registry in WS8 (Walsall) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: the 2026 median for WS8 (Walsall) is £215,000, from 104 registered sales, up 16% on five years earlier; the mean is £226,800, and by floor area homes here have averaged about £2,630 per square metre over the last five years. Behind the figures sit 6,958 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
WS8 is a postcode district covering Brownhills, Walsall Wood (north) in Walsall. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where WS8 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 WS8 homes really sell for
Take the 104 registered 2026 sales in WS8 and the middle price, the median, is £215,000. The mean lands at £226,800, a little above it, the familiar pattern where pricier homes stretch the average.
WS8 prices by floor area
A square metre of WS8 home has cost about £2,630 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
For scale: the England and Wales median is £285,000, so WS8 trades 25% below the country as a whole.
The price of a typical WS8 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £215,000 | £215,000 | 104 |
| 2025 | £220,000 | £225,261 | 186 |
| 2024 | £210,000 | £223,273 | 172 |
| 2023 | £200,000 | £219,751 | 165 |
| 2022 | £200,000 | £234,523 | 184 |
| 2021 | £185,000 | £234,234 | 230 |
| 2020 | £160,000 | £207,603 | 173 |
| 2019 | £161,000 | £211,032 | 235 |
| 2018 | £166,200 | £221,548 | 226 |
| 2017 | £142,800 | £194,765 | 252 |
| 2016 | £144,000 | £201,457 | 224 |
| 2015 | £136,500 | £192,875 | 211 |
| 2014 | £133,000 | £188,684 | 207 |
| 2013 | £132,000 | £189,935 | 168 |
| 2012 | £125,000 | £183,984 | 113 |
| 2011 | £120,000 | £181,154 | 139 |
| 2010 | £120,000 | £188,191 | 124 |
| 2009 | £124,000 | £199,331 | 101 |
| 2008 | £130,000 | £213,097 | 125 |
| 2007 | £130,000 | £220,516 | 282 |
| 2006 | £127,000 | £220,456 | 250 |
| 2005 | £128,200 | £228,144 | 270 |
| 2004 | £121,000 | £219,760 | 337 |
| 2003 | £110,000 | £202,647 | 315 |
| 2002 | £90,000 | £169,334 | 326 |
| 2001 | £68,000 | £130,727 | 248 |
| 2000 | £65,000 | £127,563 | 332 |
| 1999 | £60,000 | £119,577 | 367 |
| 1998 | £60,000 | £121,114 | 274 |
| 1997 | £57,000 | £116,896 | 302 |
| 1996 | £48,000 | £101,230 | 188 |
| 1995 | £47,100 | £102,388 | 128 |
In cash terms the typical WS8 home went from £47,100 in 1995 to £215,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 110%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 8% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the WS8 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 2002 (+32.4% on the year before); the weakest, 2009 (−4.6%). 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 semi-detached homes dominate the record here, 44% of the typed total. A detached home currently trades at £319,000 against £132,000 for a flat, 2.4 times the price.
Median by property type, WS8
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 | £319,000 | 21 | 1,825 |
| Semi-detached | £215,000 | 59 | 3,086 |
| Terraced | £200,000 | 15 | 1,631 |
| Flats | £132,000 | 9 | 402 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −2.3% | −4.6% |
| 5 years (since 2021) | +3.1% | −1.7% |
| 6 years (since 2020) | +5.0% | +0.6% |
| 10 years (since 2016) | +4.1% | +0.7% |
| 20 years (since 2006) | +2.7% | −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.
How many homes change hands in WS8
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 monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 165 sales completed in WS8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 295 sales a year before the financial crisis and 162 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.
Rents around WS8
For renting purposes WS8 sits in Walsall. The ONS average private rent there is £908 a month (May 2026). 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 £215,000 median sold price, £908 a month is £10,896 a year, a gross yield of 5.1%: 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.
Asked and answered: WS8 (Brownhills)
Are property prices falling in WS8 (Brownhills)?
Is WS8 (Brownhills) a good place to buy a house?
How much did a house sell for in WS8 (Brownhills)?
Where do WS8 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 16% over five years in cash but down 8% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in WS8 now
Everything above is what homes in WS8 sold for. The live side of the market holds 13 homes at the moment, listed by 3 agents publishing to HomesIndex, at a typical asking price 9% below the WS8 median sold price.
WS8 registered 165 sales in the last twelve months; the 13 homes listed now would take about 4 weeks to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger. That is a thin shelf: buyers here are choosing from little, and a well priced home is unlikely to wait long.
8% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
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 WS8 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.
The WS8 sales calendar
Across the 937 sales completed in WS8 from 2021 to 2025, September was the busiest month for completions (11.5% of the total) and January the quietest (5.4%). That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 51 | 5.4% |
| February | 84 | 9.0% |
| March | 89 | 9.5% |
| April | 58 | 6.2% |
| May | 73 | 7.8% |
| June | 82 | 8.8% |
| July | 74 | 7.9% |
| August | 84 | 9.0% |
| September | 108 | 11.5% |
| October | 82 | 8.8% |
| November | 79 | 8.4% |
| December | 73 | 7.8% |
Moving up a bedroom in WS: the cost
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 | £250,000 | £280,000 (+12%) | £320,000 (+14%) | £405,000 (+27%) | £560,000 (+38%) |
| Semi-detached | £195,000 | £205,000 (+5%) | £227,000 (+11%) | £275,000 (+21%) | £335,000 (+22%) |
| Terraced | £170,000 | £182,500 (+7%) | £190,000 (+4%) | £245,000 (+29%) | £310,000 (+27%) |
| Flat | £102,000 | £130,000 (+27%) | £227,250 (+75%) | — | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
WS8 ranks 7 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside WS8, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
How WS8 compares nearby
Same city, different markets. The neighbouring districts of the WS area, dearest first:
| District | Median | 5-year |
|---|---|---|
| WS14 | £425,000 | +29% |
| WS13 | £325,000 | +12% |
| WS5 | £318,800 | +14% |
| WS9 | £293,800 | +14% |
| WS7 | £264,500 | +15% |
| WS6 | £248,500 | +13% |
| WS15 | £241,000 | +18% |
| WS12 | £230,000 | +11% |
| WS4 | £227,100 | +16% |
| WS11 | £220,000 | +10% |
| WS8 (this report) | £215,000 | +16% |
| WS10 | £215,000 | +28% |
| WS3 | £205,000 | +17% |
| WS2 | £175,000 | +25% |
| WS1 | £173,000 | +26% |
Before you sell in WS8: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in WS8, use the average prices map for a rough value: zoom from WS8's shading down to the sold homes on your own street. The figures above are every recorded WS8 sale; agents price with this same Land Registry record, and now you have it too.
Take it further
Behind the answers sits the same Land Registry record as this page, with WS8 already set as the subject. Free, one click sign in.
The live map plots every individual WS8 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.