Neighbourhood · Sandwell
Tibbington: house prices and how the area is changing
Official figures for the Tibbington neighbourhood of Sandwell, England (ONS area Sandwell 014). Headline figures assembled 19 October 2026. Postcodes DY4. Figures that read a point use the neighbourhood's centre, near DY4 9QP.
One of the most income-deprived neighbourhoods in England, showing clear signs of gentrification
Tibbington is one of the most income-deprived neighbourhoods in England; it shows clear signs of gentrification against Sandwell (4 of 20 signals rising, 2 falling). Houses here typically resell for £210,000 and flats for £107,000 (median resale prices, 2023-2025). Recorded crime is higher than across Sandwell (1.2 times the borough's rate), schools nearby are improving faster than the council's and the nearest station, Tipton, is about an 11-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
£210,000
Median resale price of houses in the neighbourhood, 2023-2025; +56% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£107,000
Median resale price of flats in the neighbourhood, 2023-2025; +41% 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
Clear signs
Weighted balance +0.15; 4 of 20 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 6 small areas range from decile 1 to 3.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£38,500
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
1.2 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
Faster than the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Tibbington sits in Sandwell
- Typical house price: joint 15th lowest of 39 neighbourhoods in Sandwell
- Typical flat price: 7th lowest of the 15 neighbourhoods in Sandwell with enough flat sales for one
- Average household income: 6th lowest 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 Tibbington
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
4 of 20 counted signals point towards rising affluence against Sandwell, 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
- Recent price momentum
- Anti-social behaviour
- Schools improving
- Benefit claims (DWP)
Falling behind the borough
- Air quality
- Home improvement applications
Stations and schools nearby
Nearest station
- Tipton Railway station, about an 11-minute walk from the neighbourhood's centre (810 m 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 Summerhill Primary Academy 460 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 1 area, Expected standard in 5, Needs attention in 1 (May 2026).
- Nearest state secondary school Q3 Academy Tipton 1.0 km from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Apr 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 Tibbington
What is the typical house price in Tibbington?
£210,000. Median resale price of houses in the neighbourhood, 2023-2025; +56% against 2017-2019.
How does Tibbington compare with the rest of Sandwell?
Typical house price: joint 15th lowest of 39 neighbourhoods in Sandwell. Typical flat price: 7th lowest of the 15 neighbourhoods in Sandwell with enough flat sales for one. Average household income: 6th lowest of 39 neighbourhoods in Sandwell.
Is Tibbington an affluent area?
Among the most income-deprived. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Tibbington gentrifying?
Clear signs. Weighted balance +0.15; 4 of 20 signals up, 2 down, against the borough.
What is the nearest station to Tibbington?
Tipton. Railway station, about an 11-minute walk from the neighbourhood's centre (810 m 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 Tibbington?
Nearest state primary school. Summerhill Primary Academy. 460 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 1 area, Expected standard in 5, Needs attention in 1 (May 2026). Nearest state secondary school. Q3 Academy Tipton. 1.0 km from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Apr 2025).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Tibbington?
A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.
Prepare a full report for a home here See a sample reportNearby neighbourhoods in Sandwell
- Princes End & Willingsworth
- Tipton
- Ocker Hill
- Great Bridge & Dudley Port
- Wednesbury
- Wednesbury South
- North Tividale
- Greets Green West
- All 39 neighbourhoods in Sandwell
Postcode districts
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.