DY122 May 2026🟡 WATCHLIST — Decent fundamentals, pick your deal
DY1
Dudley Town Centre — West Midlands
📍 Postcode District • 199 recent transactions • Population 31,930
🟡
🟡 WATCHLIST — Decent fundamentals, pick your deal
Average price £240,487 • 4.4% gross yield • Average crime • High deprivation area
£240,487
Avg House Price
£700/pcm
Avg Rent (2-bed)
4.4%
Gross Yield
18%
5yr Price Growth
💰 Price Analysis
Property Prices
Average Price£240,487
80% Range£145k — £400k
Cheapest Recent£60,000 (1-bed flat)
Most Expensive£600,000
Transactions Analysed199
Avg Price per sq ft£185-220 (est.)
Rental & Yield
Avg Rent (2-bed)£650-750/pcm
Gross Yield4.4%
Yield (lower-end buys)5.5-7%
Demand Score6/10
Demand CategoryMedium
Rent Growth YoY+5-7%
📈 Market Health
Growth Trends
1 Year Growth+3.5% (est.)
3 Year Growth+9%
5 Year Growth+18%
vs WM AverageSlightly below
Crime & Safety
Crime Rate/1,000145
CategoryAverage crime
12-month Total4,634 crimes
Top Crime TypeViolence (1,889)
Vehicle Crime460/yr
Burglary179/yr
Flood RiskLow (very low flood zone)
Coal Mining RiskPossible — CON29M advised
🏫 Local Amenities
Schools
Nearby Schools8+
Pegasus AcademySecondary • 637 pupils
Bishop Milner CatholicSecondary • 837 pupils
Jesson's CofE PrimaryPrimary • 746 pupils
St James AcademySecondary • 859 pupils
Russells Hall PrimaryPrimary • 417 pupils
Milking Bank PrimaryPrimary • 462 pupils
Demographics
Population31,930
Deprivation Decile26/100 (highly deprived)
Health Index44/100
Median Age~39
0-19 age group27%
25-44 age group27% (rental sweet spot)
Over 6516%
Social Grade AB12%
📊 PropAI Intelligence
Crime Breakdown (PropAI)
Violence and sexual offences477 incidents
Public order130 incidents
Anti-social behaviour89 incidents
Other theft86 incidents
Criminal damage and arson74 incidents
InsightAcceptable crime levels for most investment strategies.
Deprivation (LSOA)
IMD Decile1/10
Income1/10
Education2/10
Broadband SFBB?%
Gigabit?%
Top Agents (20)
Taylors
Barnard Marcus
Shipways, Dudley
Connells, B'ham West - Dudley
Direct Property Letting & Sales Ltd
📊 PropAI Intelligence
Crime Breakdown (PropAI)
Violence and sexual offences477 incidents
Public order130 incidents
Anti-social behaviour89 incidents
Other theft86 incidents
Criminal damage and arson74 incidents
InsightAcceptable crime levels for most investment strategies.
Deprivation (LSOA)
IMD Decile1/10
Income1/10
Education2/10
Broadband?% SFBB / ?% Gigabit
Top Agents (20)
Taylors
Barnard Marcus
Shipways, Dudley
Connells, B'ham West - Dudley
Direct Property Letting & Sales Ltd
🎯 Investment Analysis
BRRR Viability
Target Price£100k-£150k
ARV Potential£160k-£200k
Refurb Budget£15k-£30k
Refinance Value£160k-£190k
Equity Left In£10k-£30k
Overall GradeB (Watchlist)
HMO Viability
Property TypeTerrace houses dominant
Room Rent Potential£325-400/pcm
HMO Yield Est.7-10%
LicensingDudley Council — Additional HMO
Student DemandLimited (near Dudley College)
Risk Factors
DeprivationHigh — affects rental quality
CrimeAverage — vigilance needed
Coal MiningCON29M search essential
Flood RiskLow
🎯 Investment Verdict — DY1
Bottom Line
✅ The Upside
• Lowest entry cost in Dudley (flats from £60k)
• Town centre amenities — retail, transport, bus station
• Dudley College provides some rental demand
• Average crime (not high) despite deprivation
• 199 recent transactions — liquid market
⚠️ The Risks
• High deprivation (26/100) — tenant quality risk
• Avg price £240k pushes yield to only 4.4%
• Town centre = more flats, less ideal for BRRR
• Violence crime high (1,889/yr) — street-level picking needed
• Coal mining risk — CON29M search adds cost
📊 Strategy
• Target sub-£150k terrace houses, not flats
• Focus on quieter side streets away from town centre
• BRRR works with £100k-£130k buys + £20k refurb
• HMO could work near Dudley College (3-4 bed terrace)
• Best avoided for premium/luxury strategy
Verdict: WATCHLIST 🟡— Decent fundamentals but street-level selection is critical. Good for experienced investors who know Dudley.
📅 Report generated: 22 May 2026 at 01:20 BST • Data via PropertyData API • Population/Income via ONS