Sandwell: the market in figures
Sandwell closes the West Midlands table. Its August 2026 average of £207,065 is last of the 13 areas in the region and 101st overall, 17.4% below the regional £250,731 and 24.2% adrift of £273,037, the UK average. The change over the latest twelve months is 0%, so the price has not moved, and the 2025 reading of £207,121 remains marginally the highest of the series.
That standstill comes after a run of annual rises. From £123,713 in 2016 the average gained £83,352, or 67.4%. The biggest moves came with 2021 (15.4%) and 2022 (9.4%), and 7.9% for 2018 was the largest of the earlier years. Later years brought 4.7%, then 2%, then 3.9%. The region grew 1.2%, so Sandwell trailed it.
A flat averages £111,697 and a detached house £329,048, a gap of £217,351 or 194.6%. Semi-detached homes average £228,439, above the all-type average, and terraced homes £193,105. Buying for the first time cost £196,942,, a gap of 4.9% to the all-buyer figure. The sales window ending in May 2026 records 2,511 transactions. The 2025 reading of £207,121 and the latest £207,065 are only a few pounds apart.
At the average price, someone moving home would owe £1,641 of Stamp Duty Land Tax, around 0.8% of the price. A first-time buyer owes £0, an additional property brings £11,995, and the HM Land Registry fee is £150.
Nearby growth readings are modest. Wolverhampton gained 2.7%, Walsall 2.6%, Birmingham 1.5% and Solihull 0.2%, which leaves Sandwell's 0% the lowest of the group. The terraced average of £193,105 is below the all-type figure, and detached homes sit at £329,048.
Every neighbour listed costs more. Walsall averages £216,878, 4.7% higher, and Wolverhampton £215,801, 4.2% higher. Dudley averages £233,819, 12.9% higher, and rose 3.4% over the year. Birmingham, at £234,867, is 13.4% higher. Solihull, 22 km apart, averages £332,022, which is 60.3% higher than Sandwell, with growth of 0.2%. In short, the twelve-month change reads 0%, the lowest of the neighbours listed.
Payotte, from the UK HPI and the calculator.
Property professionals in Sandwell
One firm per trade, selected by Payotte on public data (2 of 5 trades filled in Sandwell). Companies, never individuals, with a regulator or register you can check with the official body.
| Trade | Firm | Google rating | Reviews | Score /100 | Status | Listing |
|---|---|---|---|---|---|---|
| Estate agent | Vacant | — | — | — | — | — |
| Mortgage adviser | Vacant | — | — | — | — | — |
| Conveyancer | Clark Brookes Turner Cary | 4.8 | 167 | 74 | Selected | View |
| Surveyor | Chamberlains Surveyors Ltd | 4.7 | 12 | 58 | Partial | View |
| Valuer | Vacant | — | — | — | — | — |
One firm per trade and per area, chosen on public data and scored out of 100 points — Google reviews (35), age of the company (30), checkable regulator or register (15), local anchoring (15), bonus (5). The ranking is never paid for. No firm can buy its place or its recommendation. How Payotte ranks firms
Calculate for Sandwell
Frequently asked questions
What is the average house price in Sandwell?
The average price of a home in Sandwell was £207,065 in August 2026, 0% over twelve months (UK House Price Index).
Have house prices gone up in Sandwell?
The average price in Sandwell went from £123,713 in August 2016 to £207,065 in August 2026, a change of +67.4%; 0% over the last twelve months (UK House Price Index).
How much Stamp Duty Land Tax on an average-priced home in Sandwell?
On £207,065, Stamp Duty Land Tax (SDLT) comes to £1,641 for a home mover, £0 for a first-time buyer and £11,995 for an additional property, at the rates in force in England.
How much tax when you sell a home in Sandwell?
None on your main home if it was your only home, lived in for all the time you owned it, not let out and not used exclusively for business (Private Residence Relief). A second home or a buy-to-let pays Capital Gains Tax above the £3,000 allowance (2026 to 2027; rates in the calculator above). Bought at the average price in Sandwell in August 2016 (£123,713) and sold at the August 2026 average (£207,065), the gain of £83,352 costs a higher rate taxpayer £19,284, before deducting the costs of buying, selling and improving. The tax is reported and paid within 60 days of completion (HMRC).
Is Sandwell expensive?
Sandwell ranks 101st of the 135 areas Payotte covers for the average price in August 2026, from £1,204,072 in Kensington and Chelsea to £133,782 in City of Aberdeen.
Prices by property type, August 2026
| Type | Average price | West Midlands |
|---|---|---|
| Detached | £329,048 | £419,192 |
| Semi-detached | £228,439 | £254,804 |
| Terraced | £193,105 | £206,529 |
| Flat or maisonette | £111,697 | £138,513 |
| All types | £207,065 | £250,731 |
| First-time buyers | £196,942 | £213,012 |
The UK HPI is a mix-adjusted average (a hedonic model), not the price of the homes sold in the month. Northern Ireland figures are quarterly.
The trend, August of each year
| Year | Average price | Change on the year before |
|---|---|---|
| 2016 | £123,713 | — |
| 2017 | £130,954 | +5.9% |
| 2018 | £141,269 | +7.9% |
| 2019 | £142,115 | +0.6% |
| 2020 | £147,963 | +4.1% |
| 2021 | £170,698 | +15.4% |
| 2022 | £186,699 | +9.4% |
| 2023 | £195,396 | +4.7% |
| 2024 | £199,341 | +2% |
| 2025 | £207,121 | +3.9% |
| 2026 | £207,065 | -0% |
Sources
- Prices and sales: UK House Price Index, file UK-HPI-full-file-2026-08.csv. Contains HM Land Registry data © Crown copyright and database right 2020. This data is licensed under the Open Government Licence v3.0.
- Purchase tax: rates and sources of the calculator (HMRC).
- Tax when you sell: Capital Gains Tax rates, Tax when you sell your home and Report and pay your Capital Gains Tax (GOV.UK, HMRC).