Neighbourhood · Middlesbrough

Beechwood & James Cook: house prices and how the area is changing

Official figures for the Beechwood & James Cook neighbourhood of Middlesbrough, England (ONS area Middlesbrough 011). Headline figures assembled 21 October 2026. Postcodes TS4. Figures that read a point use the neighbourhood's centre, near TS4 3DD.

One of the most income-deprived neighbourhoods in England, showing some signs of gentrification

Beechwood & James Cook is one of the most income-deprived neighbourhoods in England; it shows some signs of gentrification against Middlesbrough (2 of 18 signals rising, 2 falling). Houses here typically resell for £115,000 (median resale price, 2023-2025). Schools nearby are improving in line with the council's and the nearest station, James Cook, is about a 14-minute walk from the neighbourhood's centre. Recorded crime per resident is 2.3 times the borough's rate, but there are about 2.3 jobs for every resident here, so crime per resident overstates the risk to people who live here.

The neighbourhood in brief, from the figures on this page. Summary updated 21 October 2026; source dates are shown below.

Typical house price

£115,000

Median resale price of houses in the neighbourhood, 2023-2025; +35% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Among the most income-deprived

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Some signs

Weighted balance +0.12; 2 of 18 signals up, 2 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 1 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 1 to 2.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£36,400

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

2.3 times the borough's rate

A busy centre, with about 2.3 jobs for every resident here, so crime per resident overstates the risk to people who live here (13,000 jobs in 2024 against 5,600 residents at the 2021 census). Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Beechwood & James Cook sits in Middlesbrough

Typical house price: 8th lowest of 19 neighbourhoods in Middlesbrough
Average household income: 6th lowest of 19 neighbourhoods in Middlesbrough

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 21 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Beechwood & James Cook

Median resale price of houses each year here and across Middlesbrough, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 21 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

2 of 18 counted signals point towards rising affluence against Middlesbrough, 2 the other way and 14 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Resale prices
Recent price momentum

Falling behind the borough

Recorded crime
Homes selling

Stations and schools nearby

Nearest station

James Cook Railway station, about a 14-minute walk from the neighbourhood's centre (1.1 km in a straight line). About 2.3 trains an hour leave between 07:00 and 19:00 on a weekday: Northern to Newcastle (about 88 min) and Nunthorpe (about 9 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Beech Grove Primary School 200 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Oct 2024).
Nearest state secondary school Trinity Catholic College 1.0 km from the neighbourhood's centre. Ofsted: No overall grade: Good in 3 areas, Requires improvement in 1 (Nov 2024).

Schools: Department for Education, Get Information about Schools (20 October 2026); inspections: Ofsted's management information as at 30 September 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Beechwood & James Cook

What is the typical house price in Beechwood & James Cook?

£115,000. Median resale price of houses in the neighbourhood, 2023-2025; +35% against 2017-2019.

How does Beechwood & James Cook compare with the rest of Middlesbrough?

Typical house price: 8th lowest of 19 neighbourhoods in Middlesbrough. Average household income: 6th lowest of 19 neighbourhoods in Middlesbrough.

Is Beechwood & James Cook an affluent area?

Among the most income-deprived. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Beechwood & James Cook gentrifying?

Some signs. Weighted balance +0.12; 2 of 18 signals up, 2 down, against the borough.

What is the nearest station to Beechwood & James Cook?

James Cook. Railway station, about a 14-minute walk from the neighbourhood's centre (1.1 km in a straight line). About 2.3 trains an hour leave between 07:00 and 19:00 on a weekday: Northern to Newcastle (about 88 min) and Nunthorpe (about 9 min).

Which state schools are nearest to Beechwood & James Cook?

Nearest state primary school. Beech Grove Primary School. 200 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Oct 2024). Nearest state secondary school. Trinity Catholic College. 1.0 km from the neighbourhood's centre. Ofsted: No overall grade: Good in 3 areas, Requires improvement in 1 (Nov 2024).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.