West Midlands | Compiled: May 2026 | 3-Hourly Run #6
📍 ~3 miles W of Birmingham city centre · Adjacent to B66, B68, B17
B67 covers Bearwood and parts of Smethwick in the Sandwell borough of the West Midlands. It lies ~3 miles west of Birmingham city centre, directly west of B17 (Harborne) and east of B68 (Oldbury). Historically part of Staffordshire, Bearwood is now a vibrant, densely-populated suburb known for its Victorian terraces, diverse community, and strong local high street.
Smethwick is one of six towns in Sandwell and includes the wards of Abbey, Smethwick, Soho & Victoria, and St Pauls. The area covers approximately 14.73 km² with a population density of 4,345/km² — among the highest in Sandwell.
Key characteristics:
| Metric | Smethwick / Sandwell | England & Wales |
|---|---|---|
| Annual crime rate (West Midlands region) | 41.4 per 1,000 | 35.4 per 1,000 |
| Regional vs national | 117% of national rate | 100% |
| Violent crime share | 40.1% of all crimes | 35.3% |
| West Midlands county rate | 133% of national (highest in region) | — |
| Income deprivation | 27% of residents income-deprived | 17.1% |
⚠️ Crime is a significant concern. The West Midlands region has the 2nd highest violent crime rate among all 9 English regions. Sandwell/specific B67 areas see elevated levels of crime, particularly in the more deprived wards (Soho & Victoria, St Pauls). However, total crime dropped 6% across the West Midlands in the year to October 2025. Abbey ward (south Bearwood) is more affluent and safer.
| Indicator | Smethwick | Sandwell | England |
|---|---|---|---|
| Population (2021) | 64,007 | 342,536 | 56.5M |
| Growth 2011–2021 | +16.0% | +11.1% | +6.6% |
| Median Age | 33 | — | 39 |
| 0-17 age band | 28.2% | — | 20.8% |
| 65+ age band | 10.2% | — | 18.6% |
| Asian ethnicity | 43.5% | — | 9.3% |
| White ethnicity | 28.9% | — | 81.7% |
| No qualifications | 30% | 29% | 18% |
| Owner-occupied | 47.3% | 53.7% | 64% |
| Private rented | 28.4% | 18.6% | 20.3% |
| Avg household income | £28,978 | — | £37,863 |
| Unemployment rate | 5.4% | 4.5% | 3.4% |
💡 Key insight: Bearwood has a much younger profile than national average. The area is a landlord hotspot — over a quarter of households are privately rented. Abbey ward stands out with higher incomes, more qualifications, and life expectancy exceeding the national average.
| School | Type | Ofsted | Location |
|---|---|---|---|
| St Gregory's Catholic Primary | Primary | OUTSTANDING | Park Road, B67 5HX |
| Bearwood Primary School | Primary (3-11) | GOOD | Bearwood Road, B66 4HB |
| Shireland Hall Primary Academy | Primary | GOOD | Smethwick |
| Galton Valley Primary School | Primary | GOOD | Smethwick |
| Abbey Infant/Junior School | Primary | GOOD | Smethwick |
| Victoria Park Primary | Primary | GOOD | Smethwick |
| Holly Lodge High School College of Science | Secondary | GOOD | Holly Lane, Smethwick |
| George Dixon Academy | Secondary | GOOD | Edgbaston / Bearwood border |
| St Matthew's CofE Primary | Primary | GOOD | Smethwick |
📚 Bearwood is well-served by Good and Outstanding schools. Bearwood Primary (rated Good, May 2023) has a reading-first approach and a Forest School area. St Gregory's is Outstanding. Secondary options include Holly Lodge and George Dixon Academy. Family buyers are well catered for.
Bus: Bearwood has its own bus station at Hagley Road / Bearwood Road crossroads — the main bus hub in Smethwick. Key routes: 11A/11C (Birmingham Outer Circle), 80, 87, 89. Frequent services to Birmingham city centre (15-20 mins).
Rail:
Road: Easy access to M5 J1 (West Bromwich), M6 J7 (Great Barr), and M42. The A456 (Hagley Road) runs through Bearwood into Birmingham city centre.
Metro: A West Midlands Metro extension along Hagley Road is proposed, which would bring a tram stop to Bearwood — a significant upside factor.
Airport: Birmingham Airport — 9.6 miles (~25 mins by car/train).
⭐ Overall: Good transport links. Frequent buses, multiple rail options, and motorway access. The area is well-connected despite not having its own train station within walking distance of all parts.
| Metric | B67 (Smethwick) | Notes |
|---|---|---|
| Average house price | £214,666 | HM Land Registry data |
| Price change (12 months) | +3.53% (+£8,182) | Modest growth |
| Price change (5 years) | +20.59% (+£40,925) | Strong medium-term gains |
| Sales in last 12 months | 190 | -18.4% vs prior year |
| Average days to sell | 81 days | Slow market |
| Avg asking vs sold difference | -£8,332 (-3%) | Negotiation room |
| Median £/sqft (B67 5) | £242 | Range: £209–£281 |
| Most expensive street | Lightwoods Hill — £513,375 | Premium area |
| Least expensive street | Rawlings Road / Beakes Road — ~£210/sqft | Terraced housing |
📊 Market commentary: The B67 market is slowing — fewer sales, longer selling times, and most properties selling below asking. However, the 5-year trajectory is positive (+20.6%). In real (inflation-adjusted) terms, prices fell -2.7% nominally last year (-5.7% real). The market has softened with higher interest rates.
Typical property profile: Victorian terraced houses (2-3 bed) are the dominant stock — many have been renovated/extended. Semi-detached homes in the £250k-£350k range. Larger detached properties around Lightwoods Park exceed £500k.
| Property Type | Typical Rent (pcm) | Typical Price | Est. Gross Yield |
|---|---|---|---|
| 1-bed flat | £700-800 | £120,000-150,000 | 5.6-6.4% |
| 2-bed terrace | £1,000-1,200 | £180,000-220,000 | 5.9-6.7% |
| 3-bed terrace | £1,200-1,500 | £220,000-280,000 | 5.5-6.5% |
| 3-bed semi | £1,400-1,700 | £280,000-350,000 | 5.8-6.4% |
| HMO (7-bed) | £500-600/room | £350,000-450,000 | 8-12% |
🔥 Strong rental demand. The 28.4% private rented sector is well above the national average (20.3%). With a young, mobile population and significant BME communities requiring larger family homes, demand for rental properties is robust. The HMO market is highly active — numerous planning applications for HMO conversions (e.g., 81 Vicarage Road: dwelling → 7-bed HMO).
Gross yields of 5.5-6.5% are healthy for the West Midlands, well above central Birmingham yields (~4%) and the national average (~5.6%). Abbey ward commands slightly lower yields but better capital growth prospects.
Major Applications & Developments in the Area:
💡 The Smethwick Regeneration Area is a long-term positive. The proposed Metro extension to Hagley Road would be a major catalyst — areas near tram stops typically see 5-15% property price uplifts.
Shopping: Bearwood Road offers a bustling high street with an indoor market, Aldi supermarket, bakeries, pharmacies, opticians, and a Post Office. Lidl is also nearby. Bearwood is known for its diverse independent shops and eateries.
Healthcare:
Parks & Greenspace:
Food & Drink: Excellent dining scene — The Bear Tavern (comedy/events), Purnima (Bangladeshi), Mount Nemrut (Turkish), A La Mexicana, craft beer pubs (The Midland, Craft Inn), and the famous Little Nibble cafe (Dexy's Midnight Runners fame).
Library: Thimblemill Library — Grade II listed building, built 1937, offers full digital services.
Culture: Bearwoodstock (charity music festival), Bearwood Shuffle (free bandstand concerts), Bearwood Players theatre group.
£214k avg price · 5.5-6.5% yields
Strong rental demand · 28.4% PRS
Young population · HMO conversions active
Large Victorian terraces suited to HMO conversion · Multiple precedent approvals · Room rents £500-600 · Student/professional demand from Birmingham
Slow market (81 days to sell) · 3% below asking · -2.7% nominal 1yr decline · Refinance risk with falling values · Renovation margins need careful modelling
West Midlands 2nd highest crime region · 59% LSOAs in 20% most deprived · Stick to Abbey ward for lower risk
B67 (Bearwood/Smethwick) is a strong play for cash-flow focused investors, particularly those targeting BTL and HMO strategies. Key positives include:
Best sub-area: Abbey ward (south Bearwood, near Lightwoods Park/Hagley Road) — higher incomes, better life expectancy, stronger capital values (Lightwoods Hill avg £513k).
Strategy recommendation: Look for 2-3 bed Victorian terraces under £200k requiring cosmetic renovation. Let at £1,000-1,200 pcm (BTL) or convert to 5-7 bed HMO targeting students/young professionals commuting to Birmingham. Hold for 5+ years for Metro extension and regeneration benefits to materialise.