70, RESERVOIR PASSAGE, WEDNESBURY, WS10 9DH - £200,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

70 RESERVOIR PASSAGE is a very small detached house of 59m², built sometime between 2003 and 2006, which could now be worth an estimated £223,547. It was last sold for £200,000 in January 2022, which was around 29% below the average January 2022 detached price in the Sandwell local authority area. The most recent EPC inspection was December 2015, where the current energy rating was C, and the potential energy rating was B.

70 RESERVOIR PASSAGE Sold Prices

Land registry data shows two sales for 70 RESERVOIR PASSAGE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Sandwell local authority area for the corresponding sale date. Both of the two 70 RESERVOIR PASSAGE sales were for below 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
2022 11 JAN	£200,000	£283,566	29% below HPI
2004 26 AUG	£135,950	£160,142	15% below HPI

70 RESERVOIR PASSAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Sandwell local authority area over time, sourced from the HPI. The two 70 RESERVOIR PASSAGE sales from August 2004 and January 2022 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 August 2004 sale was for 15% below the HPI. So the extrapolation line tracks at 15% below the HPI over time, until the January 2022 sale, where it falls to 29% below the HPI. The line then continues to track at 29% below the HPI.

What might 70 RESERVOIR PASSAGE be worth now?

70 RESERVOIR PASSAGE might now be worth an estimated £223,547.

This is based on house price inflation of 11.8%, between January 2022 and December 2024, for detached houses, in the Sandwell local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 11.8% inflationary increase is applied to the most recent sale price for 70 RESERVOIR PASSAGE of £200,000 on 11th January 2022. For the value to have increased from £200,000 to £223,547 over the one year and one month to December 2024, the following assumptions must hold true:

• The value of 70 RESERVOIR PASSAGE has moved in line with the HPI for detached houses in the Sandwell local authority area.
• The January 2022 sale price of £200,000 represented a fair market value for the property.
• The size, condition, and specification of 70 RESERVOIR PASSAGE has not materially changed since January 2022.

How Large is 70 RESERVOIR PASSAGE?

70 RESERVOIR PASSAGE is 59m² according to the EPC inspection conducted in December 2015. This puts it in the smallest 10% of detached houses houses in Wednesbury, based on EPC data. The below chart shows the distribution of detached houses houses by size in Wednesbury, and where 70 RESERVOIR PASSAGE lies on this distribution: 2% of detached houses houses are smaller than 70 RESERVOIR PASSAGE, and 98% of houses are larger. Note that EPC data is not available for all properties in Wednesbury.

70 RESERVOIR PASSAGE: Plot and Title Map

70 RESERVOIR PASSAGE sits on a plot of roughly 0.066 of an acre, or 266m². The below map shows the location of 70 RESERVOIR PASSAGE, 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 70 RESERVOIR PASSAGE). 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 70 RESERVOIR PASSAGE?

70 RESERVOIR PASSAGE is located in WEDNESBURY, in the WS10 postcode district. The below map shows the position of No. 70 on RESERVOIR PASSAGE.