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Do the numbers work? Rents and yields, the HMO planning rules, growth and what owners made, and the council's letting picture.
| Typical private rent in Sandwell | A month | A year |
|---|---|---|
| All homes | £953 | £11,436 |
| 1 bedroom | £680 | £8,160 |
| 2 bedrooms | £851 | £10,212 |
| 3 bedrooms | £1,014 | £12,168 |
| 4+ bedrooms | £1,405 | £16,860 |
The council's typical rent against the typical home here (£215k): a gross yield of about 5.3%.
| Wood Green & Old Park | Sandwell | England and Wales | |
|---|---|---|---|
| Housing allowance yield (%) | 3.3 | 3.6 | 3.2 |
| Rented privately | 15% | 19% | 20% |
| Homes ever let | 16% | 19% | 18% |
| Residents per home | 2.7 | 2.6 | 2.3 |
| Homes owned by companies | 6% | 5% | 4% |
| Homes bought by companies since 2021 | 66 | 55 | 34 |
ONS private rents (council, 2026-08); Local Housing Allowance (VOA). Gross yields are before costs, voids and tax.
HMO planning rules: unknown here. Sandwell has not published HMO Article 4 areas to the national planning data platform, so we cannot tell whether HMOs need planning permission here. Ask the council's planning team.
| Wood Green & Old Park | Sandwell | England and Wales | |
|---|---|---|---|
| Postcodes under an Article 4 direction | 0% | 0% | 16% |
planning.data.gov.uk (Article 4 directions). Whether one address is inside an HMO area is on its postcode's Investing page. HMO Article 4 map · About HMOs
| Wood Green & Old Park | Sandwell | England and Wales | |
|---|---|---|---|
| Population change, 2021–2024 | +2% | +4% | +4% |
| Homes added, 2021–2024 | +0% | +1% | +3% |
| People added per new home, 2021–2024 | 13.7 | 9.6 | 5.1 |
| Housing pressure vs region | 1.0 | 0.5 | -0.3 |
Like-for-like (repeat-sales) index, HM Land Registry. What owners made when they sold, by area and how long they held.
MHCLG council tax base (England), Ministry of Justice repossessions, ONS short-term lets.
Yields, prices, growth, renting and Article 4 cover, side by side.
| Smethwick South | 5.0 | £175k | +84% | 29% | 1% |
|---|---|---|---|---|---|
| Smethwick South East | 5.0 | £163k | +45% | 39% | 0% |
| Smethwick North & West | 4.4 | £196k | +57% | 30% | 0% |
| Bearwood & Warley Woods | 4.1 | £221k | +66% | 34% | 0% |
| Smethwick East | 4.0 | £198k | +63% | 23% | 0% |
| Hamstead East | 3.9 | £235k | +62% | 16% | 0% |
| Brandhall | 3.9 | £230k | +78% | 14% | 0% |
| Greets Green East | 3.9 | £232k | +96% | 30% | 2% |
| Tipton | 3.8 | £203k | +88% | 18% | 0% |
| North Tividale | 3.8 | £195k | +64% | 26% | 0% |
| Oldbury & Rood End | 3.8 | £177k | +75% | 29% | 0% |
| Rowley East | 3.6 | £215k | +67% | 12% | 0% |
| Ocker Hill | 3.6 | £195k | +83% | 12% | 0% |
| Friar Park | 3.6 | £234k | +86% | 9% | 0% |
| Hamstead West | 3.6 | £245k | +68% | 15% | 0% |
| Blackheath | 3.5 | £205k | +67% | 15% | 0% |
| Old Hill | 3.5 | £216k | +67% | 17% | 0% |
| Tibbington | 3.5 | £216k | +95% | 13% | 0% |
| Greets Green West | 3.5 | £209k | +94% | 17% | 0% |
| Wednesbury South | 3.5 | £227k | +69% | 17% | 0% |
| West Bromwich North | 3.4 | £223k | +91% | 20% | 0% |
| Great Bridge & Dudley Port | 3.4 | £237k | +69% | 20% | 0% |
| Tividale | 3.4 | £221k | +97% | 15% | 0% |
| Whiteheath | 3.4 | £226k | +84% | 15% | 0% |
| Yew Tree & Tamebridge | 3.3 | £238k | +65% | 17% | 0% |
| Woods & Mesty Croft | 3.3 | £233k | +77% | 11% | 0% |
| Stone Cross & Hateley Heath | 3.3 | £245k | +70% | 17% | 0% |
| Warley West | 3.3 | £212k | +80% | 13% | 0% |
| Wednesbury | 3.3 | £226k | +68% | 18% | 0% |
| West Bromwich East & Kenrick Park | 3.3 | £259k | +72% | 19% | 0% |
| Langley Green | 3.3 | £209k | +93% | 21% | 0% |
| Wood Green & Old Park (this one) | 3.3 | £215k | +96% | 15% | 0% |
| Warley East | 3.2 | £229k | +94% | 13% | 0% |
| Warley South | 3.2 | £291k | +62% | 13% | 0% |
| Princes End & Willingsworth | 3.2 | £231k | +87% | 13% | 0% |
| Cradley Heath | 3.2 | £228k | +86% | 17% | 0% |
| Rowley West | 3.0 | £249k | +81% | 13% | 0% |
| Great Barr | 3.0 | £329k | +83% | 14% | 0% |
| Charlemont | 2.9 | £290k | +61% | 16% | 0% |
Sort by any column; open a neighbourhood for the same view.
Deal calculator (buy-to-let, HMO, flip, BRRR) · Opportunity finder · What owners made · Councils compared · Strategy guides
Local Housing Allowance, Black Country rental area, 2026-27, a month: Shared room £320 · 1 bed £495 · 2 beds £625 · 3 beds £750 · 4 beds £925. The most a tenant on Universal Credit or Housing Benefit gets towards rent here, set at the cheapest 30% of local rents in 2023 and frozen since April 2024.
Gross LHA yields at this neighbourhood's 2025 prices: 1-bed rate vs flats 6.13% · 2-bed vs terraced houses 3.41% · 3-bed vs semis 3.85%.