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Tipton, Sandwell
Up to Low likelihood
Properties in DY4 9DF sit in the Environment Agency's Low flood-likelihood band (worst property). The band is the worst found in the postcode — it describes the land around properties (defence-adjusted, rivers & sea), not any single address, and not today's conditions.
| Likelihood band | Annual chance | Properties | Of which homes |
|---|---|---|---|
| High | greater than 3.3% | 0 | 0 |
| Medium | 1% – 3.3% | 0 | 0 |
| Low | 0.1% – 1% | 9 | 0 |
| Very low | below 0.1% | 0 | 0 |
Over a 25-year mortgage, a property in a low-likelihood area has a 2–22% chance of flooding at least once.
The ground here sits at about 140 m above sea level and falls 18 m across the surrounding 800 m. Surface water reaching this point runs off ground lying to the south-west, 8.9 m higher.
Because properties in the low likelihood band; 75 official warnings since 2006.
The map above shows the real EA rivers & sea likelihood cells around DY4 9DF. The small panels are illustrative previews of the report's per-layer map views — the full report draws each layer for real, plus recorded extents, defences and a building picker on an interactive map.
Warnings cover flood areas, not individual addresses.
Babet (2023, 7 warnings nearby) · Dennis (2020, 4 warnings nearby) · Bert (2024, 4 warnings nearby) · Chandra (2026, 2 warnings nearby)
| Gauge | River | Distance | Typical high | Highest on record |
|---|---|---|---|---|
| Sheepwash | River Tame | 2.5 km | 2.66 m | 2.83 m |
| Park Hill | River Tame | 5.6 km | 2.16 m | 2.73 m |
| Walsall | Ford Brook | 6.5 km | 1.34 m | 2.48 m |
| Bescot | River Tame | 6.6 km | 1.25 m | 3.51 m |
Live levels, predictions and rain-response behaviour are on each gauge's page and in the property report.
| Overflow | Discharges into | Distance | Spills | Hours |
|---|---|---|---|---|
| Wood Street 26 Cso | Tributary Of Swan Brook | 0.4 km | 1 (2024) | 1 |
| Bean Road Cso | Tributary Of Swan Brook | 0.5 km | 0 (2024) | 0 |
| Tipton - Denbigh Road (cso) | River Tame | 1.0 km | 1 (2024) | 0 |
| Dudley - St James's Rd Cso | Dudley Canal | 1.2 km | 0 (2024) | 0 |
Official annual EDM figures — a water-quality signal for local watercourses, not a property flood-risk factor.
No mapped flood-defence assets within 500 m of the postcode centre. Defences reduce risk, never remove it.
The interactive flood-risk map with a building picker (your exact house, not the postcode), the 2050s climate view, surface-water and planning flood zones at your building, exact recorded-flood distances, year-by-year warning charts, watercourses including culverted streams, an insurance outlook with the Flood Re rules, and a printable document with every dataset receipt — start with the free preview, unlock for £19.
At-risk postcodes near DY4 9DF — all in the DY4 district.
© Environment Agency copyright and/or database right 2025. All rights reserved. Some features of this map are based on digital spatial data from the Centre for Ecology & Hydrology, © NERC (CEH). © Crown Copyright and Database Rights 2025 OS AC0000807064. This product is produced in part from PAF® and Multiple Residence Data, the copyright in which is owned by Royal Mail Group Limited and/or Royal Mail Group plc. All rights reserved. Licence number AC0000807064. Place names: Contains OS data © Crown copyright and database rights 2026. Contains Royal Mail data © Royal Mail copyright and database right 2026. Contains National Statistics data © Crown copyright and database right 2026. Licensed under the Open Government Licence v3.0. Recorded Flood Outlines and warning history © Environment Agency copyright and/or database right 2025. Storm-overflow figures: EA Event Duration Monitoring. Flood defences © Environment Agency (OGL v3). This page summarises public area-level data — it is not a flood-risk survey and not a substitute for the official GOV.UK service. All data sources & licences. More postcodes: the DY4 district.