Forecast: What to Expect in the Second Half of 2025
Analysts predict price growth of perhaps 3.5% across the West Midlands this year, with areas like Sutton Coldfield and its suburbs, together with Great Barr expected to outperform the regional average due to:
- Strong employment and commuter access into Birmingham and beyond
- Solid school networks, which drive family interest year-round
- Limited new-build stock, which continues to support second-hand market strength
The local market remains price sensitive, so accuracy and professional marketing remain vital. However, the fundamentals are clear: the market has turned a corner.
Opportunities & Recommendations
Buyers
Now may be an opportune time to secure a mortgage and act quickly before competition intensifies. Areas like Erdington, Wylde Green and Great Barr offer excellent value compared to their more premium counterparts, without sacrificing amenities.
Sellers
With buyer demand returning and a shortage of high-quality listings, this is a prime window to sell, particularly for well-maintained family homes. Professional photography, clear floorplans, and realistic pricing are crucial.
Investors
With rental yields climbing and voids decreasing, now is a strategic time to expand rental portfolios in the suburbs. Focus on family-friendly properties and those near transport links like the cross city rail line, motorways and good road links
Strength in Familiar Foundations
The property market across Sutton Coldfield, Great Barr, Walmley and Four Oaks is gaining traction, momentum, and confidence. As mortgage rates have stabilised and buyer enthusiasm grows, these north Birmingham communities are well-placed to benefit from sustained recovery through the rest of 2025 and beyond.
Whether you’re buying, selling, renting or investing—this part of the West Midlands is proving, once again, that it’s one of the region’s most reliable strongholds for property success.
Sales remain strong but house price inflation slows
Sales agreed are running at the fastest pace in four years, increasing by 6% year-on-year. Saying that, we have noted as normal the pace of sales is slowing, and this will continue over the seasonal summer slowdown.
However, more sales doesn't mean faster house price growth. In fact, house price inflation has slowed to 1.4% in the 12 months to May 2025. This is higher than the 0.3% increase recorded a year ago, but lower than the 2% recorded in February. A 14% increase in homes for sale has significantly slowed house price inflation by giving buyers more choice.
Demand for homes remains higher than a year ago but buyers remain price-sensitive, which is also limiting house price inflation. This is particularly important in housing markets with higher average prices, creating an additional affordability hurdle for home buyers.
While average earnings are rising at 5% a year, higher inflation means less scope for the Bank of England to cut interest rates in the coming months.
West Midlands Property Pulse: Sutton Coldfield, Great Barr, Walmley & Four Oaks Market on the Rise
Regional Recovery Led by North Birmingham’s Premier Suburbs
The property market in the northern suburbs of Birmingham—including Sutton Coldfield, Great Barr, Walmley, and Four Oaks—has shown significant resilience and a clear rebound in the first half of 2025. Following a turbulent few years with fluctuating mortgage rates, buyer hesitation, and political uncertainty, these much-loved residential areas are now leading the recovery across the West Midlands.
Local Market Trends: Prices Firming Across the Board
Despite a short-lived dip in early spring following the end of the stamp duty discount period, house prices ihave not only stabilised but in many cases begun to edge upwards again, very slightly.
According to Land Registry data and agent analysis:
- Sutton Coldfield: Average prices now stand at £347,000, with detached homes commanding upwards of £620,000 in Four Oaks and Walmley.
- Great Barr: A traditionally more affordable area, Great Barr has seen a stronger bounce back, with prices now standing at approximately £258,000. Three-bedroom semis remain in high demand.
- Walmley: Often sought after for its schools and "village" charm, Walmley’s average house price has reached £312,000, up 3.5% from 2024.
- Four Oaks: One of the most prestigious residential pockets in the region, Four Oaks has remained remarkably strong, with premium homes seeing a steady 2.8% rise. Larger detached homes, especially those near Sutton Park or the Four Oaks Estate, routinely list for £800,000 to over £1 million.
What’s Driving the Market Rebound?
Several key factors are contributing to this upward trend in the local market:
1. Increased Mortgage Affordability
The Bank of England has held interest rates steady since Q1 2025, and lenders have begun to release more competitive fixed-rate deals. With many buyers locking in sub-4% rates, confidence has returned—particularly among upsizers and first-time buyers.
2. Sustained Demand in School Catchment Areas
Four Oaks, Sutton Coldfield, Walmley, and parts of Great Barr are within catchment for highly sought-after schools. Family homes within these zones continue to see good interest.
3. Lifestyle Appeal Post-Pandemic
Buyers continue to favour areas with a blend of green space and urban convenience. Sutton Park, one of Europe’s largest urban parks, is a major draw, especially for Four Oaks and Walmley buyers. Meanwhile, Great Barr offers more affordability while remaining within easy reach of Birmingham city centre and the M6.
Inventory and Sales Dynamics: More Listings, Faster Sales
Here at Acres, and according to Rightmove data across our network of offices and the suburbs they cover we can report an uptick in both listings and buyer activity:
- Properties priced correctly in Sutton Coldfield and Walmley typically sell within 4-6 weeks, especially those under the £500,000 mark.
- In Great Barr, competitively priced homes often generate multiple viewings within days particularly for extended semis and well-presented family homes.
- The top end of the market in Four Oaks remains more selective, but high-quality homes in the right locations are moving again after a sluggish year.
Presentation and realistic pricing are key. Overpriced listings are still struggling, but well-marketed homes are selling well, and close to their asking price, particularly in streets close to local schools, amenities, or public transport links.
The Rental Market: Yields Rising with Demand
Rental properties in Sutton Coldfield and Great Barr have experienced a surge in demand since late 2024, driven by a growing number of professionals and young families waiting out the mortgage market or saving for deposits.
- Sutton Coldfield average rent: £1,125/month (+6.1%)
- Great Barr average rent: £985/month (+7.3%)
- Four Oaks average rent: £1,235/month (+5.8%)
- Walmley Oaks average rent: £1,150/month (+5.3%)
Landlords are benefiting from reduced void periods and rent increases above the rate of inflation, while demand continues to outpace supply—particularly for 3–4 bedroom family homes and modern apartments near train stations.
A Market Poised for More Growth ?
Talking with our local estate agent colleagues we cautiously optimistic about the remainder of 2025.
“There’s no question the mood has shifted since late last year,” said Chris Harvey Acres Four oaks Senior Manager. “We’re seeing buyers return with confidence and readiness. They’re financially prepared and eager to move.”
“In Great Barr especially, the market is incredibly active at the £200,000 to £300,000 level. Homes that are modernised and presented well can still surprise us with how fast they go,” said Chris Deeekes Acres Great Barr manager, and assosiate partner.
Forecast: What to Expect in the Second Half of 2025
Analysts predict a total growth of upto 3.5% across the West Midlands this year, with areas like Sutton Coldfield and Great Barr expected to outperform the regional average due to:
- Strong employment and commuter access into Birmingham and beyond
- Solid school networks, which drive family interest year-round
- Limited new-build stock, which continues to support second-hand market strength
The local market remains price sensitive, so accuracy and professional marketing remain vital. However, the fundamentals are clear: the market has turned a corner.
Opportunities & Recommendations
Buyers
Now may be an opportune time to secure a mortgage and act quickly before competition intensifies. Areas like Walmley and Great Barr offer excellent value compared to their more premium counterparts, without sacrificing amenities.
Sellers
With buyer demand returning and a shortage of high-quality listings, this is a prime window to sell, particularly for well-maintained family homes. Professional photography, clear floorplans, and realistic pricing are crucial.
Investors
With rental yields climbing and voids decreasing, now is a strategic time to expand rental portfolios in the suburbs. Focus on family-friendly properties and those near transport links like Chester Road, Wylde Green, and Hamstead.
Final Word: Strength in Familiar Foundations
The property market locally has gained traction, momentum, and renewed confidence. As mortgage rates stabilise and buyer enthusiasm grows, these north Birmingham communities are well-placed to benefit from sustained recovery through the rest of 2025 and beyond.
Whether you’re buying, selling, renting or investing—this part of the West Midlands is proving, once again, that it’s one of the region’s most reliable strongholds for property success.
Would you like more tips and advice? We love being able to help!
Acres Estate Agents are your local, family owned and run property experts for the Sutton Coldfield and Great Barr areas. Call your local office on the numbers below or email This email address is being protected from spambots. You need JavaScript enabled to view it. to find out how we can help you.
Want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
