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Neighbourhood · Walsall

Pleck: house prices and how the area is changing

Official figures for the Pleck neighbourhood of Walsall, England (ONS area Walsall 031). Headline figures assembled 19 October 2026. Postcodes WS1, WS2. Figures that read a point use the neighbourhood's centre, near WS2 9QS.

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

Pleck is one of the most income-deprived neighbourhoods in England; it shows clear signs of gentrification against Walsall (5 of 20 signals rising, 1 falling). Houses here typically resell for £165,000 (median resale price, 2023-2025). Recorded crime is higher than across Walsall (1.3 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Darlaston, is about a 16-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

£165,000

Median resale price of houses in the neighbourhood, 2023-2025; +47% 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 +0.21; 5 of 20 signals up, 1 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 1 to 3.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£42,100

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

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 Pleck sits in Walsall

  • Typical house price: joint 2nd lowest of 39 neighbourhoods in Walsall
  • Average household income: 14th 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 Pleck

House prices: Pleck against Walsall: This neighbourhood £28k (1995) to £163k (2026); Walsall £46k (1995) to £235k (2026).£54k£209k2026202120162011200620011995This neighbourhood£163kWalsall£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

5 of 20 counted signals point towards rising affluence against Walsall, 1 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
  • Air quality
  • Homes selling
  • New stations nearby
  • Benefit claims (DWP)

Falling behind the borough

  • Single-person households under 65

Stations and schools nearby

Nearest station

  • Darlaston Railway station, about a 16-minute walk from the neighbourhood's centre (1.2 km in a straight line). About 2 trains an hour leave between 07:00 and 19:00 on a weekday: West Midlands Railway or London Northwestern to Birmingham New Street (about 20 min) and Shrewsbury (about 62 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 Hillary Primary School 310 m from the neighbourhood's centre. Ofsted: Requires improvement (Jun 2023).
  • Nearest state secondary school West Walsall E-ACT Academy 990 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jan 2023).

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 Pleck

What is the typical house price in Pleck?

£165,000. Median resale price of houses in the neighbourhood, 2023-2025; +47% against 2017-2019.

How does Pleck compare with the rest of Walsall?

Typical house price: joint 2nd lowest of 39 neighbourhoods in Walsall. Average household income: 14th lowest of 39 neighbourhoods in Walsall.

Is Pleck an affluent area?

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

Is Pleck gentrifying?

Clear signs. Weighted balance +0.21; 5 of 20 signals up, 1 down, against the borough.

What is the nearest station to Pleck?

Darlaston. Railway station, about a 16-minute walk from the neighbourhood's centre (1.2 km in a straight line). About 2 trains an hour leave between 07:00 and 19:00 on a weekday: West Midlands Railway or London Northwestern to Birmingham New Street (about 20 min) and Shrewsbury (about 62 min).

Which state schools are nearest to Pleck?

Nearest state primary school. Hillary Primary School. 310 m from the neighbourhood's centre. Ofsted: Requires improvement (Jun 2023). Nearest state secondary school. West Walsall E-ACT Academy. 990 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jan 2023).

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

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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.