Neighbourhood · Sandwell

Princes End & Willingsworth: house prices and how the area is changing

Official figures for the Princes End & Willingsworth neighbourhood of Sandwell, England (ONS area Sandwell 007). Headline figures assembled 19 October 2026. Postcodes DY4, WS10, WV14. Figures that read a point use the neighbourhood's centre, near DY4 9LW.

A neighbourhood with below-average incomes, showing clear signs of gentrification

Princes End & Willingsworth is a neighbourhood with below-average incomes; it shows clear signs of gentrification against Sandwell (5 of 18 signals rising, 2 falling). Houses here typically resell for £220,000 (median resale price, 2023-2025). Recorded crime is lower than across Sandwell (0.9 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Tipton, is about a 22-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 19 October 2026; source dates are shown below.

Typical house price

£220,000

Median resale price of houses in the neighbourhood, 2023-2025; +65% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Below average income

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

Clear signs

Weighted balance +0.33; 5 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 2 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 8.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£45,300

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

Source: Office for National Statistics

Recorded crime

0.9 times the borough's rate

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 Princes End & Willingsworth sits in Sandwell

Typical house price: joint 14th highest of 39 neighbourhoods in Sandwell
Average household income: 11th highest of 39 neighbourhoods in Sandwell

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 19 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 Princes End & Willingsworth

Median resale price of houses each year here and across Sandwell, 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).

Median resale price of flats each year here and across Sandwell, 2001 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 19 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

5 of 18 counted signals point towards rising affluence against Sandwell, 2 the other way and 11 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
Recorded crime
Catching up with neighbouring areas
Benefit claims (DWP)

Falling behind the borough

Air quality
Homes selling

Stations and schools nearby

Nearest station

Tipton Railway station, about a 22-minute walk from the neighbourhood's centre (1.7 km in a straight line). About 4 trains an hour leave between 07:00 and 19:00 on a weekday: West Midlands Railway or London Northwestern to Walsall (about 61 min) and Wolverhampton (about 8 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 Wednesbury Oak Academy 150 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 2 areas, Expected standard in 5 (Mar 2026).
Nearest state secondary school Gospel Oak School 740 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 3 areas, Requires improvement in 1 (Sep 2025).

Schools: Department for Education, Get Information about Schools (13 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Princes End & Willingsworth

What is the typical house price in Princes End & Willingsworth?

£220,000. Median resale price of houses in the neighbourhood, 2023-2025; +65% against 2017-2019.

How does Princes End & Willingsworth compare with the rest of Sandwell?

Typical house price: joint 14th highest of 39 neighbourhoods in Sandwell. Average household income: 11th highest of 39 neighbourhoods in Sandwell.

Is Princes End & Willingsworth an affluent area?

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

Is Princes End & Willingsworth gentrifying?

Clear signs. Weighted balance +0.33; 5 of 18 signals up, 2 down, against the borough.

What is the nearest station to Princes End & Willingsworth?

Tipton. Railway station, about a 22-minute walk from the neighbourhood's centre (1.7 km in a straight line). About 4 trains an hour leave between 07:00 and 19:00 on a weekday: West Midlands Railway or London Northwestern to Walsall (about 61 min) and Wolverhampton (about 8 min).

Which state schools are nearest to Princes End & Willingsworth?

Nearest state primary school. Wednesbury Oak Academy. 150 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 2 areas, Expected standard in 5 (Mar 2026). Nearest state secondary school. Gospel Oak School. 740 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 3 areas, Requires improvement in 1 (Sep 2025).

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

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Nearby neighbourhoods in Sandwell

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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.