LHA by area › Black Country
LHA rates in Black Country
The Valuation Office Agency's Local Housing Allowance for the Black Country Broad Rental Market Area, April 2026 to March 2027, and what those rates return against what houses actually sold for in each postcode district.
3-bed LHA: £748 a month. 4-bed: £922. Room in a shared house: £319.
Best 3-bed LHA yield in the area: 6.0% in WV1, where a terraced house sold for a median £150,000 in the last 12 months.
Rates
| Bedrooms | Per week | Per month |
|---|---|---|
| shared accommodation (room) | £74 | £319 |
| 1 bedroom | £114 | £494 |
| 2 bedrooms | £144 | £623 |
| 3 bedrooms | £173 | £748 |
| 4 bedrooms | £213 | £922 |
3-bed LHA yield by postcode district
3-bedroom LHA for the year against the median terraced sale price in the district, last 12 months, districts with at least 10 sales. Sold data as of September 2026.
| District | Median terraced sale | Gross LHA yield |
|---|---|---|
| WV1 Wolverhampton | £150,000 (17 sales) | 6.0% |
| WV13 Walsall | £157,500 (27 sales) | 5.7% |
| WS2 Walsall | £160,000 (67 sales) | 5.6% |
| WS1 Walsall | £167,500 (51 sales) | 5.4% |
| WV2 Wolverhampton | £176,000 (16 sales) | 5.1% |
| WV14 Dudley | £182,500 (68 sales) | 4.9% |
| DY5 Dudley | £184,500 (70 sales) | 4.9% |
| B65 Dudley | £185,000 (45 sales) | 4.9% |
| DY2 Dudley | £185,000 (74 sales) | 4.9% |
| WV12 Walsall | £186,500 (50 sales) | 4.8% |
| WV3 South Staffordshire | £189,500 (52 sales) | 4.7% |
| B64 Dudley | £190,000 (41 sales) | 4.7% |
| WS3 Cannock Chase | £190,000 (110 sales) | 4.7% |
| DY1 Dudley | £195,000 (38 sales) | 4.6% |
| WV10 South Staffordshire | £195,000 (79 sales) | 4.6% |
| WS8 Cannock Chase | £197,500 (19 sales) | 4.5% |
| B69 Sandwell | £198,000 (37 sales) | 4.5% |
| B68 Sandwell | £200,000 (57 sales) | 4.5% |
| WV11 South Staffordshire | £202,000 (45 sales) | 4.4% |
| WS10 Sandwell | £202,500 (80 sales) | 4.4% |
| B67 Sandwell | £205,000 (107 sales) | 4.4% |
| DY4 Dudley | £206,000 (68 sales) | 4.4% |
| WV6 Shropshire | £207,500 (56 sales) | 4.3% |
| B71 Sandwell | £210,000 (44 sales) | 4.3% |
| WS4 Walsall | £210,000 (40 sales) | 4.3% |
| B63 Dudley | £211,000 (85 sales) | 4.3% |
| B70 Sandwell | £215,000 (41 sales) | 4.2% |
| DY3 Dudley | £219,000 (80 sales) | 4.1% |
| DY9 Bromsgrove | £220,000 (40 sales) | 4.1% |
| WV4 Dudley | £220,000 (29 sales) | 4.1% |
| WS9 Lichfield | £225,000 (43 sales) | 4.0% |
| WS5 Sandwell | £225,000 (14 sales) | 4.0% |
| B62 Birmingham | £227,500 (55 sales) | 3.9% |
| DY8 Bromsgrove | £227,500 (110 sales) | 3.9% |
| DY6 Dudley | £235,000 (42 sales) | 3.8% |
| WV8 Shropshire | £258,975 (26 sales) | 3.5% |
| WV5 Shropshire | £273,000 (25 sales) | 3.3% |
| DY7 Dudley | £300,500 (10 sales) | 3.0% |
4-bed LHA yield against a semi
| District | Median semi sale | Gross LHA yield |
|---|---|---|
| WV13 Walsall | £197,500 (43 sales) | 5.6% |
| WV2 Wolverhampton | £200,000 (22 sales) | 5.5% |
| WS2 Walsall | £201,000 (67 sales) | 5.5% |
| WV1 Wolverhampton | £202,500 (28 sales) | 5.5% |
| WS3 Cannock Chase | £205,000 (144 sales) | 5.4% |
| WV14 Dudley | £210,000 (108 sales) | 5.3% |
| DY2 Dudley | £210,000 (75 sales) | 5.3% |
| DY5 Dudley | £215,000 (138 sales) | 5.1% |
| DY1 Dudley | £215,000 (97 sales) | 5.1% |
| B65 Dudley | £220,000 (62 sales) | 5.0% |
| WS8 Cannock Chase | £223,000 (81 sales) | 5.0% |
| WV10 South Staffordshire | £225,000 (176 sales) | 4.9% |
| B69 Sandwell | £225,000 (87 sales) | 4.9% |
| DY4 Dudley | £225,000 (117 sales) | 4.9% |
| WS10 Sandwell | £226,000 (101 sales) | 4.9% |
| WS4 Walsall | £226,062 (58 sales) | 4.9% |
| B64 Dudley | £230,000 (45 sales) | 4.8% |
| WV12 Walsall | £232,750 (84 sales) | 4.8% |
| WV11 South Staffordshire | £235,000 (160 sales) | 4.7% |
| B67 Sandwell | £235,000 (48 sales) | 4.7% |
| WV9 South Staffordshire | £235,000 (25 sales) | 4.7% |
| B71 Sandwell | £239,000 (94 sales) | 4.6% |
| B70 Sandwell | £240,000 (36 sales) | 4.6% |
| DY3 Dudley | £242,000 (121 sales) | 4.6% |
| WV6 Shropshire | £245,000 (129 sales) | 4.5% |
| WV4 Dudley | £250,000 (104 sales) | 4.4% |
| WS1 Walsall | £257,000 (25 sales) | 4.3% |
| B68 Sandwell | £257,050 (106 sales) | 4.3% |
| DY8 Bromsgrove | £260,000 (189 sales) | 4.3% |
| DY6 Dudley | £260,000 (118 sales) | 4.3% |
| WV8 Shropshire | £260,000 (41 sales) | 4.3% |
| B63 Dudley | £267,750 (150 sales) | 4.1% |
| WV3 South Staffordshire | £270,000 (71 sales) | 4.1% |
| WS5 Sandwell | £270,000 (52 sales) | 4.1% |
| WV5 Shropshire | £270,000 (57 sales) | 4.1% |
| DY7 Dudley | £280,000 (20 sales) | 4.0% |
| B62 Birmingham | £285,000 (91 sales) | 3.9% |
| DY9 Bromsgrove | £290,000 (79 sales) | 3.8% |
| WS9 Lichfield | £304,000 (86 sales) | 3.6% |
What the yield figure is
Local Housing Allowance is the most housing benefit will pay towards rent in an area, set by the Valuation Office Agency for each Broad Rental Market Area and bedroom count. It is a floor for rent, not a forecast: a tenant on benefits can pay it, and market rents usually sit above it. The yield here is the 3-bedroom LHA rate for the year, divided by the median price paid for a terraced house in the district over the last 12 months (HM Land Registry). Gross, before costs, before voids, before finance. It is a screening number for comparing areas, not an appraisal of any house.
April 2026 to March 2027 (the same figures as April 2024, per the 2026 Modification Order).
Sources: VOA Local Housing Allowance rates, VOA BRMA boundaries, HM Land Registry Price Paid Data. Districts are assigned to an area by their centre point; a district straddling two areas is shown in one.