Walsall Borough Housing Strategy 2026 - Local context

Geographic and strategic overview

Walsall covers approximately 40 square miles and is situated northwest of Birmingham, making it a pivotal hub within the West Midlands conurbation (Walsall Council, 2024). The borough comprises six distinct urban centres: Walsall (the principal town centre), Aldridge, Bloxwich, Brownhills, Darlaston and Willenhall. It is divided administratively into 20 wards, each with unique community profiles and needs. The M6 motorway bisects the borough, offering rapid links to the M54 and M6 Toll, while Walsall’s strong rail and bus networks further enhance connectivity (Transport for West Midlands, 2023). Ongoing investments in public transport, such as the development of new stations at Darlaston and Willenhall and improved direct services to Birmingham and London, are reinforcing Walsall’s role as a regional economic player (West Midlands Combined Authority, 2023).

Walsall is positioning itself for major transformation, supported by a £1.5 billion programme of investment in infrastructure, housing and public services (Walsall Council, 2024). Strategic priorities include expanding affordable, high-quality housing; tackling fuel poverty; regenerating town centres and brownfield sites; supporting innovation and business growth; investing in digital transformation; enhancing transport connectivity; upskilling the workforce; and addressing health inequalities.

Housing and place

Walsall contains approximately 118,600 dwellings, yet delivery of new homes remains below targets. Only 388 net additional homes were delivered in 2024, falling short of both local and national requirements (DLUHC, 2024a). While the borough’s average house price-to-earnings ratio of 6.6x is more favourable than the national average of 8.3x (ONS, 2024f), housing affordability remains a significant challenge. Even at this lower ratio, home ownership is still out of reach for many, particularly first-time buyers and lower-income households. A ratio above 5x is widely considered unaffordable, indicating that, despite relatively better conditions, many residents continue to face barriers to accessing suitable housing. Affordable housing starts and completions for 2023/24 were 32 and 171 respectively (DLUHC, 2024b).

Nevertheless, nearly 90% of homes are rated in EPC bands C, D or E, and fuel poverty is among the highest in England at 17.2% of households (Department for Energy Security & Net Zero, Sub-regional fuel poverty in England, released 2025).

Regeneration efforts are concentrated along the Walsall Growth Corridor and in key town centres, with a focus on redeveloping brownfield land for new homes and mixed-use schemes. This includes high street revitalisation, public realm improvements and the expansion of green infrastructure.

Demographic profile

Walsall’s estimated population stood at 294,800 in 2024, with projections suggesting growth to 320,400 by 2040 (ONS, 2024). This growth rate, slightly above the national average, is expected to bolster the local labour market and support economic growth, but it will also place significant additional pressure on public services, housing supply, healthcare and educational provision.

The borough’s demographic structure is marked by a relatively youthful population. Around 21.7% are aged 0 to 15, 60.8% are of working age (16 to 64 years), and 17.5% are aged 65 or over (ONS, 2021 Census). However, the working-age cohort is not expanding as quickly as the overall population, and the number of residents aged 16 to 24 has declined since 2017 (Walsall Council, 2024). The proportion of older residents is expected to reach 20% by 2040, highlighting the growing need for age-appropriate housing and accessible services.

Walsall is also among the most culturally diverse boroughs in the West Midlands. Substantial communities of Indian, Pakistani, Bangladeshi and Eastern European heritage contribute to the borough’s rich cultural fabric, with over a third (37.4%) of school pupils from minority ethnic backgrounds (DfE, 2023). This diversity brings vibrancy and global connections to local neighbourhoods, but also necessitates culturally responsive service delivery and housing provision.

The borough includes a significant Armed Forces community, including serving personnel, reservists, veterans and their families. The council’s housing and wider public services are committed to upholding the Armed Forces Covenant, ensuring that the needs of these residents are recognised and addressed as part of statutory duties in housing, health and education. The strategy aligns with national guidance and the council’s obligations under the Armed Forces Act 2021.

Socio-economic challenges

Despite its strategic advantages, Walsall is confronted by considerable socio-economic challenges. The borough is the third most deprived local authority in the West Midlands, with nearly half (49.7%) of its Lower Super Output Areas (LSOAs) ranking among the 20% most deprived nationally (MHCLG, 2019). Deprivation is particularly acute in western wards along the Walsall Growth Corridor (Walsall Council, 2024). Fuel poverty is a persistent issue, with 17.2% (19,527) of households affected, well above the national average of 11.4% and the West Midlands regional average of 16.7% (Department for Energy Security & Net Zero, Sub-regional fuel poverty in England, released 2025).

Educational attainment in Walsall lags the national average. Only 31.9% of working-age residents hold a Level 4 (degree-level) qualification or above, compared to 46.7% nationally, while 11.1% of working-age adults have no formal qualifications, nearly double the national rate (ONS Annual Population Survey, 2023). The economic activity rate for residents aged 16 to 64 stands at 79%, just below the national average, and youth unemployment is notably high, with 8% of 16 to 24-year-olds claiming out-of-work benefits (ONS/DWP, 2024). Apprenticeship starts in 2023/24 totalled 1,770, reflecting ongoing efforts to address skills gaps (DfE, 2024).

Health outcomes in Walsall fall below national benchmarks, with healthy life expectancy for men at 59.0 years and for women at 58.4 years, significantly lower than England averages (ONS, 2024b). Only 64.8% of residents report regular physical activity, compared to 77.8% nationally (Sport England, 2024). Poor air quality, particularly in densely populated and industrial areas, remains a public health concern (DEFRA, 2023).

These health challenges are deeply intertwined with patterns of deprivation, ethnic diversity and social inequalities across the borough. Residents in more deprived neighbourhoods, including many from minority ethnic communities, experience disproportionate exposure to poor housing conditions, limited access to green spaces and higher rates of chronic illness. Addressing these intersecting factors is critical to improving overall health outcomes and ensuring equitable access to safe, healthy and affordable housing for all Walsall residents.

Economic profile

Walsall’s total Gross Value Added (GVA) reached £5.1 billion in 2022, representing a £350 million increase from the previous year, though the 7.4% growth rate lagged behind the national average of 9.7% (ONS, 2024c). GVA per head remains well below the England average (£17,784 compared to £33,976).

The local economy is diverse, with advanced manufacturing, health and social care, retail and wholesale, and logistics forming the backbone of economic activity. Manufacturing alone accounts for 13.6% of GVA and 14% of jobs. Health and social care provide 15.4% of jobs, while retail and wholesale comprise 17.7% of employment (ONS, 2024c).

The borough is home to major employers including AF Blakemore, ASSA ABLOY, RAC, HomeServe and Poundland headquarters. It has approximately 8,800 active enterprises, with the majority being micro-enterprises employing fewer than 10 people. This reflects a growing and dynamic local business base, especially given enterprise growth of 1.2% annually, outpacing national figures (ONS, 2024). Despite this, Walsall still lags behind in business density and entrepreneurial activity. Export value over the past five years has reached £1.1 billion (ONS, 2024e), but enterprise survival rates are modest, with a five-year survival rate of 38.8% compared to the UK average of 39.4%.

Infrastructure and connectivity

Walsall’s transport infrastructure is a key asset. The borough is well served by the motorway network, and public transport provision is robust, with widespread bus services and ongoing rail investment, including new stations at Darlaston and Willenhall (West Midlands Combined Authority, 2023). A quarter (25%) of households do not own a car or van, higher than the England average, emphasising the importance of public and active transport (ONS, 2021 Census).

Digital connectivity in Walsall is strong, with 90.4% of premises able to access gigabit-capable broadband and 83.5% having full fibre connectivity, both figures exceeding national averages (Ofcom, 2024). However, digital access alone does not guarantee that residents are able to use these technologies effectively. Around one in ten premises still lack access to high-speed broadband, highlighting a persistent digital divide.

Education, skills and community

Walsall’s education system displays both strengths and ongoing challenges. Ofsted rates 88.5% of schools as Good or Outstanding (Ofsted, 2023), but adult skills gaps remain significant. Local further and higher education is anchored by Walsall College and the University of Wolverhampton’s Walsall campus (Walsall Council, 2024).

The borough’s community life is enriched by a dynamic voluntary and community sector, arts and cultural amenities, and a strong local identity. Green spaces and woodlands contribute to community cohesion and public health, while environmental challenges, including poor air quality and high fuel poverty rates, necessitate a continued focus on sustainability and climate resilience (DEFRA, 2023).