22, BLACKBERRY LANE, WALSALL WOOD, WALSALL, WS9 9RQ - £350,500

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

22 BLACKBERRY LANE is a very small extended detached house of 76m², built sometime between 1976 and 1982, which could now be worth an estimated £362,726. It was last sold for £350,500 in May 2024, which was around 6% above the average May 2024 detached price in the Walsall local authority area. The most recent EPC inspection was August 2023, where the current energy rating was D, and the potential energy rating was B.

22 BLACKBERRY LANE Sold Prices

Land registry data shows four sales for 22 BLACKBERRY LANE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Walsall local authority area for the corresponding sale date. Most of the four 22 BLACKBERRY LANE sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2024 17 MAY	£350,500	£329,374	6% above HPI
2019 1 MAR	£257,500	£260,771	1% below HPI
2002 27 MAY	£136,000	£124,463	9% above HPI
1998 23 OCT	£91,500	£83,876	9% above HPI

22 BLACKBERRY LANE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Walsall local authority area over time, sourced from the HPI. The four 22 BLACKBERRY LANE sales between October 1998 and May 2024 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the March 2019 sale was for 1% below the HPI. So the extrapolation line tracks at 1% below the HPI over time, until the May 2024 sale, where it rises to 6% above the HPI. The line then continues to track at 6% above the HPI.

What might 22 BLACKBERRY LANE be worth now?

22 BLACKBERRY LANE might now be worth an estimated £362,726.

This is based on house price inflation of 3.5%, between May 2024 and February 2025, for detached houses, in the Walsall local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 3.5% inflationary increase is applied to the most recent sale price for 22 BLACKBERRY LANE of £350,500 on 17th May 2024. For the value to have increased from £350,500 to £362,726 over the one year and three months to February 2025, the following assumptions must hold true:

• The value of 22 BLACKBERRY LANE has moved in line with the HPI for detached houses in the Walsall local authority area.
• The May 2024 sale price of £350,500 represented a fair market value for the property.
• The size, condition, and specification of 22 BLACKBERRY LANE has not materially changed since May 2024.

How Large is 22 BLACKBERRY LANE?

22 BLACKBERRY LANE is 76m², which includes one extension, according to the EPC inspection conducted in August 2023. This puts it in the smallest 20% of detached houses houses in Brownhills, based on EPC data. The below chart shows the distribution of detached houses houses by size in Brownhills, and where 22 BLACKBERRY LANE lies on this distribution: 11% of detached houses houses are smaller than 22 BLACKBERRY LANE, and 89% of houses are larger. Note that EPC data is not available for all properties in Brownhills.

22 BLACKBERRY LANE: Plot and Title Map

22 BLACKBERRY LANE sits on a plot of roughly 0.081 of an acre, or 329m². The below map shows the location of 22 BLACKBERRY LANE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 22 BLACKBERRY LANE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 22 BLACKBERRY LANE?

22 BLACKBERRY LANE is located in WALSALL WOOD, in the WS9 postcode district. The below map shows the position of No. 22 on BLACKBERRY LANE.