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Neighbourhood · Walsall

Leamore: house prices and how the area is changing

Official figures for the Leamore neighbourhood of Walsall, England (ONS area Walsall 021). Headline figures assembled 19 October 2026. Postcodes WS2. Figures that read a point use the neighbourhood's centre, near WS2 7RL.

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

Leamore is a neighbourhood with below-average incomes; it shows clear signs of gentrification against Walsall (6 of 19 signals rising, none falling). Houses here typically resell for £171,000 (median resale price, 2023-2025). Recorded crime is higher than across Walsall (1.3 times the borough's rate), schools nearby are improving faster than the council's and the nearest railway station, Walsall, is 2.1 km 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

£171,000

Median resale price of houses in the neighbourhood, 2023-2025; +49% 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 +0.30; 6 of 19 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 5 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 5.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£42,600

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

Source: Office for National Statistics

Recorded crime

1.3 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 Leamore sits in Walsall

  • Typical house price: 5th lowest of 39 neighbourhoods in Walsall
  • Average household income: joint 15th lowest of 39 neighbourhoods in Walsall

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 Leamore

House prices: Leamore against Walsall: This neighbourhood £27k (1995) to £178k (2026); Walsall £46k (1995) to £235k (2026).£54k£208k2026202120162011200620011995This neighbourhood£178kWalsall£235k
Median resale price of houses each year here and across Walsall, 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

6 of 19 counted signals point towards rising affluence against Walsall, 0 the other way and 13 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

  • Schools improving
  • Solar and heat pumps
  • New-build activity
  • Catching up with neighbouring areas
  • Homes selling
  • Benefit claims (DWP)

Stations and schools nearby

Nearest station

  • Walsall Railway station, 2.1 km from the neighbourhood's centre in a straight line. About 6 trains an hour leave between 07:00 and 19:00 on a weekday: West Midlands Railway or London Northwestern to Birmingham International (about 50 min) and Rugeley Trent Valley (about 33 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 Reedswood E-ACT Academy 930 m from the neighbourhood's centre. Ofsted: Report card: Exceptional in 3 areas, Strong standard in 4 (Jan 2026).
  • Nearest state secondary school Willenhall E-ACT Academy 1.4 km from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (May 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 Leamore

What is the typical house price in Leamore?

£171,000. Median resale price of houses in the neighbourhood, 2023-2025; +49% against 2017-2019.

How does Leamore compare with the rest of Walsall?

Typical house price: 5th lowest of 39 neighbourhoods in Walsall. Average household income: joint 15th lowest of 39 neighbourhoods in Walsall.

Is Leamore an affluent area?

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

Is Leamore gentrifying?

Clear signs. Weighted balance +0.30; 6 of 19 signals up, 0 down, against the borough.

What is the nearest station to Leamore?

Walsall. Railway station, 2.1 km from the neighbourhood's centre in a straight line. About 6 trains an hour leave between 07:00 and 19:00 on a weekday: West Midlands Railway or London Northwestern to Birmingham International (about 50 min) and Rugeley Trent Valley (about 33 min).

Which state schools are nearest to Leamore?

Nearest state primary school. Reedswood E-ACT Academy. 930 m from the neighbourhood's centre. Ofsted: Report card: Exceptional in 3 areas, Strong standard in 4 (Jan 2026). Nearest state secondary school. Willenhall E-ACT Academy. 1.4 km from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (May 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.