Average Rent in Sandwell
As of January 2026, the average rent in Sandwell is £936/month — 30% below the England average of £1,332. Rents are rising quickly, up +10.7% in the past year.
Key figures
- Average rent: £936/month (30% below the England average of £1,332)
- Rents rising fast: +10.7% year-on-year
- 1-bed average: £669/month
- Market rents exceed LHA by £175/month for a 1-bed
Rent by bedroom type
Here's how average monthly rent in Sandwell breaks down by number of bedrooms, with year-on-year change for each.
| Type | Avg. rent | YoY change |
|---|---|---|
| All properties | £936 | +10.7% |
| 1 bedroom | £669 | +11.3% |
| 2 bedrooms | £834 | +11.0% |
| 3 bedrooms | £994 | +10.9% |
| 4+ bedrooms | £1,386 | +9.9% |
Rent by property type
Average rents in Sandwell also vary by property type. Flats and maisonettes tend to be cheaper than detached houses.
| Property type | Avg. rent |
|---|---|
| Detached | £1,230 |
| Semi-detached | £1,006 |
| Terraced | £928 |
| Flat / maisonette | £751 |
Local Housing Allowance comparison
The Local Housing Allowance (LHA) sets the maximum housing benefit for renters in the Black Country area (April 2024 to March 2025). Here's how it compares to actual market rents.
| Size | LHA rate | Market rent | Gap |
|---|---|---|---|
| Shared | £319 | — | — |
| 1 bed | £494 | £669 | +£175 |
| 2 bed | £623 | £834 | +£211 |
| 3 bed | £748 | £994 | +£246 |
| 4 bed | £922 | £1,386 | +£464 |
Where market rent exceeds the LHA rate, renters on housing benefit may need to cover the difference themselves.
Renting in Sandwell: what to know
Sandwell is in the West Midlands region of England. The average rent of £936 per month is 30% below the England average of £1,332. This is roughly in line with the West Midlands regional average of £929.
Rents in Sandwell are rising quickly — up +10.7% over the past year, faster than the West Midlands average of +5.9%. For renters already in the area, this makes staying put more attractive than moving — and for newcomers, it highlights the importance of acting quickly when a suitable property appears.
The Local Housing Allowance for the Black Country area is £494/month for a 1-bed, slightly below the market average of £669. Renters on housing benefit may face a modest shortfall of £175/month.
If you’re looking to rent in Sandwell, building a strong credit profile can help you pass tenant referencing checks and access a wider range of properties. Reporting your rent payments to credit agencies is one way to start building that history.
FAQs
What is the average rent in Sandwell?
The average rent in Sandwell is £936 per month as of January 2026. This covers all property sizes. A 1-bed averages £669, a 2-bed £834, a 3-bed £994.
Is rent in Sandwell going up or down?
Rents in Sandwell have increased by +10.7% over the past year. This is well above the national average rate of increase, putting extra pressure on renters.
How does rent in Sandwell compare to Local Housing Allowance?
The average 1-bed rent in Sandwell (£669) is £175 above the LHA rate of £494 for the Black Country area. This means renters on housing benefit may face a shortfall.
Related topics
Other areas in West Midlands
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