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Neighbourhood · Sandwell

Woods & Mesty Croft: house prices and how the area is changing

Official figures for the Woods & Mesty Croft neighbourhood of Sandwell, England (ONS area Sandwell 003). Headline figures assembled 19 October 2026. Postcodes WS10. Figures that read a point use the neighbourhood's centre, near WS10 0HF.

A neighbourhood with below-average incomes, changing little against Sandwell

Woods & Mesty Croft is a neighbourhood with below-average incomes; it is changing little against Sandwell (few signs of gentrification: 1 of 20 signals rising, none falling). Houses here typically resell for £215,000 (median resale price, 2023-2025). Recorded crime is lower than across Sandwell (0.8 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Bescot Stadium, is about a 14-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

£215,000

Median resale price of houses in the neighbourhood, 2023-2025; +54% 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

Few signs

Weighted balance +0.09; 1 of 20 signals up, 0 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 5 small areas range from decile 2 to 7.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£44,200

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

Source: Office for National Statistics

Recorded crime

0.8 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 Woods & Mesty Croft sits in Sandwell

  • Typical house price: 19th lowest of 39 neighbourhoods in Sandwell
  • Average household income: joint 12th 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 Woods & Mesty Croft

House prices: Woods & Mesty Croft against Sandwell: This neighbourhood £43k (1995) to £245k (2026); Sandwell £40k (1995) to £231k (2026).£66k£219k2026202120162011200620011995This neighbourhood£245kSandwell£231k
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).

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

1 of 20 counted signals point towards rising affluence against Sandwell, 0 the other way and 19 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

  • Benefit claims (DWP)

Stations and schools nearby

Nearest station

  • Bescot Stadium Railway station, about a 14-minute walk from the neighbourhood's centre (1.0 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 5 min) and Wolverhampton (about 56 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 Park Hill Primary School 360 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 1 area, Expected standard in 5, Needs attention in 1 (Jan 2026).
  • Nearest state secondary school Wodensborough Ormiston Academy 810 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 6 areas, Needs attention in 1 (Nov 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 Woods & Mesty Croft

What is the typical house price in Woods & Mesty Croft?

£215,000. Median resale price of houses in the neighbourhood, 2023-2025; +54% against 2017-2019.

How does Woods & Mesty Croft compare with the rest of Sandwell?

Typical house price: 19th lowest of 39 neighbourhoods in Sandwell. Average household income: joint 12th highest of 39 neighbourhoods in Sandwell.

Is Woods & Mesty Croft an affluent area?

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

Is Woods & Mesty Croft gentrifying?

Few signs. Weighted balance +0.09; 1 of 20 signals up, 0 down, against the borough.

What is the nearest station to Woods & Mesty Croft?

Bescot Stadium. Railway station, about a 14-minute walk from the neighbourhood's centre (1.0 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 5 min) and Wolverhampton (about 56 min).

Which state schools are nearest to Woods & Mesty Croft?

Nearest state primary school. Park Hill Primary School. 360 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 1 area, Expected standard in 5, Needs attention in 1 (Jan 2026). Nearest state secondary school. Wodensborough Ormiston Academy. 810 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 6 areas, Needs attention in 1 (Nov 2025).

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.