# 16 DOWBIGGIN PLACE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 8GF

## Property details

- Slug: `28ed185` (address key hash: `28ed1859b8d146445d977a2664369e61d09e0200`)
- Postcode: DN22 8GF
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Floor area: 100 m²
- EPC rating: B
- Last sold: £261,900 Dec 2022
- Price per m²: £2,619/m²
- Local average: £381,614 (43 sales)

## Latest sale

- Price: £261,900
- Date: 2022-12-22
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 19/12/2032
- **Current heating cost:** £296/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9340-3200-8020-2022-5575)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2022-12-22 | £261,900 | Detached | — | £272,919 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/06c9f487-a4ca-9388-e063-4804a8c0bd98) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 DOWBIGGIN PLACE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 8GF | £261,900 | 22/12/2022 | Detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 DOWBIGGIN PLACE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 8GF | £265,000 | 26/03/2026 | Detached |
| 13 DOWBIGGIN PLACE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 8GF | £300,000 | 21/11/2025 | Detached |
| 4 DOWBIGGIN PLACE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 8GF | £260,995 | 07/08/2023 | Detached |
| 14 DOWBIGGIN PLACE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 8GF | £269,995 | 23/12/2022 | Detached |
| 20 DOWBIGGIN PLACE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 8GF | £261,900 | 23/12/2022 | Detached |
| 13 DOWBIGGIN PLACE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 8GF | £333,995 | 02/12/2022 | Detached |
| 15 DOWBIGGIN PLACE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 8GF | £329,995 | 31/10/2022 | Detached |
| 11 DOWBIGGIN PLACE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 8GF | £329,995 | 28/10/2022 | Detached |

**Area average:** £293,984 (8 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -9%
- **10y growth:** 41.6%

## House Price Index (HM Land Registry)

*Official index for Yorkshire and The Humber; Detached series; as of April 2026.*

- **1y growth (index):** 4.9%
- **5y growth (index):** 21.9%
- **10y growth (index):** 46.9%

## Rental Range

*ONS Price Index of Private Rents (Yorkshire and The Humber). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £770/mo
- **Realistic:** £856/mo
- **Optimistic:** £942/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for North Nottingham (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | As seen on |
|------|------|------|------|
| 1 Bed Flat, Bridgegate Residence, DN22 | £850/mo | 1 | OpenRent |

**Average rent: £850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £850/mo).*

- **Gross yield:** 3.9%
- **Cost-to-rent:** 25.7×
- **Monthly cashflow:** £-291/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.6%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*