landdata.uk
Postcode sector · B8 2

Is Ward End a good place to live?

221 postcodes · 221 postcodes

In Ward End (B8 2), recorded crime is 242% above the national average, homes sell for around £186,040 on average, there are 8 schools in the area (3 of 3 Ofsted-rated Good or Outstanding), flood risk from rivers and the sea is low, and it ranks as a more deprived area than most (deprivation decile 1/10, where 1 is most deprived).

Official UK open data · crime to 2026-04 · HM Land Registry, Police.uk, Environment Agency, GIAS/Ofsted, ONS 2021. Free to browse.

Flood risk in Ward End B8 2

Ward End B8 2 has no significant flood risk from rivers or the sea; none of its ~5,802 assessed properties fall in a modelled rivers-and-sea flood zone.

Source: Environment Agency, Risk of Flooding from Rivers and Sea, updated 2026-06-27. Surface-water and groundwater flooding are modelled separately and are not included here. Commission an official flood search before purchase.

Sold-price trend (1995–2026)

1995: mean £38,099, median £36,000 (145 sales)1996: mean £38,825, median £37,000 (175 sales)1997: mean £38,807, median £38,000 (186 sales)1998: mean £40,552, median £37,000 (181 sales)1999: mean £42,901, median £39,000 (198 sales)2000: mean £46,639, median £42,000 (269 sales)2001: mean £54,418, median £49,998 (258 sales)2002: mean £70,585, median £65,588 (322 sales)2003: mean £93,707, median £89,000 (243 sales)2004: mean £110,402, median £108,500 (250 sales)2005: mean £116,847, median £113,000 (238 sales)2006: mean £120,054, median £114,000 (303 sales)2007: mean £123,031, median £119,500 (206 sales)2008: mean £120,958, median £120,000 (145 sales)2009: mean £107,488, median £98,500 (69 sales)2010: mean £112,720, median £104,000 (114 sales)2011: mean £109,465, median £100,000 (107 sales)2012: mean £104,043, median £100,000 (82 sales)2013: mean £102,282, median £97,000 (77 sales)2014: mean £119,023, median £114,000 (111 sales)2015: mean £195,213, median £110,000 (119 sales)2016: mean £122,573, median £115,000 (154 sales)2017: mean £133,436, median £126,500 (128 sales)2018: mean £148,753, median £135,000 (133 sales)2019: mean £145,580, median £144,000 (114 sales)2020: mean £163,688, median £150,000 (95 sales)2021: mean £168,744, median £160,000 (125 sales)2022: mean £218,756, median £190,000 (110 sales)2023: mean £194,877, median £190,500 (84 sales)2024: mean £186,040, median £184,000 (99 sales)2025: mean £217,212, median £208,000 (73 sales)2026: mean £191,472, median £191,250 (18 sales)1995: mean £38,099, median £36,000 (145 sales)1996: mean £38,825, median £37,000 (175 sales)1997: mean £38,807, median £38,000 (186 sales)1998: mean £40,552, median £37,000 (181 sales)1999: mean £42,901, median £39,000 (198 sales)2000: mean £46,639, median £42,000 (269 sales)2001: mean £54,418, median £49,998 (258 sales)2002: mean £70,585, median £65,588 (322 sales)2003: mean £93,707, median £89,000 (243 sales)2004: mean £110,402, median £108,500 (250 sales)2005: mean £116,847, median £113,000 (238 sales)2006: mean £120,054, median £114,000 (303 sales)2007: mean £123,031, median £119,500 (206 sales)2008: mean £120,958, median £120,000 (145 sales)2009: mean £107,488, median £98,500 (69 sales)2010: mean £112,720, median £104,000 (114 sales)2011: mean £109,465, median £100,000 (107 sales)2012: mean £104,043, median £100,000 (82 sales)2013: mean £102,282, median £97,000 (77 sales)2014: mean £119,023, median £114,000 (111 sales)2015: mean £195,213, median £110,000 (119 sales)2016: mean £122,573, median £115,000 (154 sales)2017: mean £133,436, median £126,500 (128 sales)2018: mean £148,753, median £135,000 (133 sales)2019: mean £145,580, median £144,000 (114 sales)2020: mean £163,688, median £150,000 (95 sales)2021: mean £168,744, median £160,000 (125 sales)2022: mean £218,756, median £190,000 (110 sales)2023: mean £194,877, median £190,500 (84 sales)2024: mean £186,040, median £184,000 (99 sales)2025: mean £217,212, median £208,000 (73 sales)2026: mean £191,472, median £191,250 (18 sales) MeanMedian £218,756 £36,000 1995 2026*

Annual sold price in B8 2, 1995–2026 — mean (blue) and median (terracotta). The median is the typical sale; a wide gap to the mean means a few high-value sales pull the average up. 2026 is a part year (18 sales so far). Hover a point for both figures. Source: HM Land Registry Price Paid.

Recorded crime trend

May 24: 216 crimesJun 24: 197 crimesJul 24: 232 crimesAug 24: 1 crimesSep 24: 175 crimesOct 24: 181 crimesNov 24: 176 crimesDec 24: 197 crimesJan 25: 191 crimesFeb 25: 151 crimesMar 25: 190 crimesApr 25: 198 crimesMay 25: 212 crimesJun 25: 169 crimesJul 25: 209 crimesAug 25: 197 crimesSep 25: 166 crimesOct 25: 179 crimesNov 25: 160 crimesDec 25: 173 crimesJan 26: 172 crimesFeb 26: 166 crimesMar 26: 197 crimesApr 26: 202 crimesMay 26: 184 crimesJun 26: 229 crimes Jun 26: 229 crimes 232 1 May 24 Jun 26

Recorded crimes per month in B8 2 (May 24–Jun 26, average 182/month). Hover a point to read the count. Source: Police.uk street-level data.

Who lives here

Median age
28
One-person households
20%
Households with children
52%
Households
8,768

Owned 54% · Social rent 23% · Private rent 22%

Census 2021 (ONS), for B8 2.

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Nearby areas

Ward End B8 2: frequently asked questions

Is Ward End B8 2 a good place to live?

In Ward End (B8 2), recorded crime is 242% above the national average, homes sell for around £186,040 on average, there are 8 schools in the area (3 of 3 Ofsted-rated Good or Outstanding), flood risk from rivers and the sea is low, and it ranks as a more deprived area than most (deprivation decile 1/10, where 1 is most deprived).

What is the crime rate in Ward End B8 2?

Recorded crime in Ward End B8 2 runs at 914.0 per 1,000 properties, 242% above the national average (Police.uk, 2026-04).

Is Ward End B8 2 safe?

Crime in Ward End B8 2 is above the national average. Recorded crime in Ward End B8 2 runs at 914.0 per 1,000 properties, 242% above the national average (Police.uk, 2026-04).

How much are house prices in Ward End B8 2?

Homes in Ward End B8 2 sell for around £186,040 on average, based on 99 recorded sales (HM Land Registry).

Is Ward End B8 2 at risk of flooding?

Ward End B8 2 has no significant flood risk from rivers or the sea; none of its ~5,802 assessed properties fall in a modelled rivers-and-sea flood zone.

How many schools are there in Ward End B8 2?

There are 8 schools in Ward End B8 2 (6 primary, 1 secondary), per the DfE Get Information about Schools register.

Are the schools in Ward End B8 2 any good?

Of the 3 Ofsted-rated schools in Ward End B8 2, 3 (100%) are rated Good or Outstanding (Ofsted).

Is Ward End B8 2 a deprived area?

Ward End B8 2 sits in deprivation decile 1 of 10 (1 = most deprived), making it more deprived than most areas in England (English Indices of Deprivation, ONS).