21 Westfield Road, Halesowen, B62 9QA

UPRN:90021502Mid Terrace House2 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band AEPC: D (63)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£219,000

£208k - £230kHigh

Estimate

£219k

Range

£208k – £230k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

8.78%

Verdict

Derived from HomePortfolio scores

21 Westfield Road earns an INVESTIGATE rating with HP Score 83/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (88/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

83/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

88/ 100

Excellent

Transit & Bike

Transit 2Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 2 Nov 2026

Every component scored, and three or more independent sources agree.

Valuation edge0.4/15
claims [AVM +6.4% (HIGH), sold-comps +0.5%, £/sqft +0.5%] → measured edge +0.08pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 90021502· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 8.3%· as of 22 Oct 2026
Rental economics30.2/40
gross yield 8.8%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1500/mo (range 1450-1550)· as of 12 Oct 2026· verify before relying on this
Stress margin7.2/30
stressed cash flow +108/mo, +7% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 102 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 2 Nov 2026
Risk & liquidity14.6/15
201 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivityScores 70+ up to £174,000

£154,000£235,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£205,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,450-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £64,400
Net cash flow: £347/mo
Cash on cash: 6.5%
Score at this price: 52

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.17 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 90021502Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 8.3%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 1500/mo (range 1450-1550)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026

Risks

What could kill this deal

Rental economics needs verification before you rely on it
rent estimate 1500/mo (range 1450-1550)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 102 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £174,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.

Valuation & Market

Sale Estimate£219,000

Rent Estimate (pcm)£1,500

Gross Yield8.78%

1y Growth-

3y Growth+1.5%

5y Growth+2.3%

10y Growth+4.1%

Last Sold Price£193,000 (2023-02-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0B62 9QA

Approval Rate

-12mo

Development

low

P26/1258
Replacement roof over existing garage
Pending
DC/26/72107
Proposed two storey rear extension.
Pending
P26/1237
Change of use from vacant Childcare centre to proposed Dog care centre.
Pending

View Planning Timeline

Ownership

Corporate Ownership67.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-02-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,822

Population Density-

Owner Occupied68%

Age Distribution

0-15 18%16-64 63%65+ 19%

View Area Profile

Schools Nearby

Hurst Green Primary School
0.4 mi
Good
Halesbury School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Causeway Green Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Olive Hill Primary Academy
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

26 Westfield Road
-
£193k
-
20 Westfield Road
-
£170k
-
52 Westfield Road
-
£225k
-
21 Westfield Road
-
£193k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN