# 28 BRINSWORTH LANE, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5BS

## Property details

- Slug: `454b131` (address key hash: `454b1312c7cc9f0e0b3f8f9a29bcfe09a2163368`)
- Postcode: S60 5BS
- Transactions on record: 4

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 124 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £250,000 Mar 2026
- Price per m²: £2,016/m²
- Local average: £215,214 (78 sales)
- Street crime: 83 incidents within 1 mile (May 2026)

## Latest sale

- Price: £250,000
- Date: 2026-03-10
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 08/10/2035
- **Current heating cost:** £1,534/year
- **Est. upgrade cost to C:** £18,750

### Recommendations
- A3 (£900 - £1,200)
- B (£900 - £1,500)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0414-3955-0200-9165-4204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-10 | £250,000 | Semi-detached | +38.9% | £251,148 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-ba08-8922-e063-4804a8c094d0) |
| Sold | 2008-10-27 | £180,000 | Semi-detached | +100.1% | £296,566 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/cefebf88-5dea-4acc-a3e1-11fcc5575fa4) |
| Sold | 2007-04-17 | £89,950 | Semi-detached | +99.9% | £146,219 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/1642840e-5a94-4da2-b089-1ac14708eb28) |
| Sold | 2006-06-08 | £45,000 | Semi-detached | — | £77,042 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/f5d73714-7aa9-4d28-83a4-dd20d1083823) |

*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 |
|---------|-------|------|------|
| 28 BRINSWORTH LANE, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5BS | £250,000 | 10/03/2026 | Semi-detached |
| 28 BRINSWORTH LANE, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5BS | £180,000 | 27/10/2008 | Semi-detached |
| 28 BRINSWORTH LANE, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5BS | £89,950 | 17/04/2007 | Semi-detached |
| 28 BRINSWORTH LANE, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5BS | £45,000 | 08/06/2006 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [168199241](http://87.117.209.195:8080/listings/34b25ea)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £250,000 |
| listed | 2025-10-15 | £260,000 |
| sold | 2008-01-01 | £180,000 |
| sold | 2007-01-01 | £89,950 |
| sold | 2006-01-01 | £45,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 38 HOMESTEAD DRIVE, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5AR | £205,000 | 15/12/2025 | Semi-detached |
| 57 PRINGLE ROAD, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5BG | £205,000 | 04/12/2025 | Semi-detached |
| 39 BRINSWORTH LANE, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5BS | £187,000 | 28/11/2025 | Semi-detached |
| 31 CROFT ROAD, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5AP | £207,500 | 12/11/2025 | Semi-detached |
| 52 CROFT ROAD, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5AP | £183,000 | 29/08/2025 | Semi-detached |
| 37 BRINSWORTH LANE, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5BS | £175,000 | 07/03/2025 | Semi-detached |
| 88 MANOR ROAD, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5HH | £100,000 | 19/12/2023 | Semi-detached |
| 107A PRINGLE ROAD, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5BE | £165,000 | 18/12/2023 | Semi-detached |
| 42 BRINSWORTH HALL AVENUE, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5EH | £145,000 | 30/11/2023 | Semi-detached |
| 32 CROFT ROAD, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5AP | £152,000 | 24/11/2023 | Semi-detached |
| 32 CROFT ROAD, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5AP | £152,000 | 24/11/2023 | Semi-detached |
| 53 BRINSWORTH HALL AVENUE, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5EH | £175,000 | 12/10/2023 | Semi-detached |
| 33 CROFT ROAD, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5AP | £192,000 | 02/10/2023 | Semi-detached |
| 58 PRINGLE ROAD, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5BG | £185,000 | 04/08/2023 | Semi-detached |
| 33 BRINSWORTH HALL AVENUE, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5EH | £130,000 | 21/07/2023 | Semi-detached |
| 53 BONET LANE, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5NF | £295,000 | 16/06/2023 | Semi-detached |
| 35 BRINSWORTH HALL AVENUE, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5EH | £120,000 | 30/05/2023 | Semi-detached |
| 7 BRINSWORTH HALL CRESCENT, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5EQ | £175,000 | 31/03/2023 | Semi-detached |
| 112 BRINSWORTH LANE, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5BU | £130,000 | 13/02/2023 | Semi-detached |
| 78 BRINSWORTH LANE, BRINSWORTH, ROTHERHAM, SOUTH YORKSHIRE, S60 5BU | £155,000 | 28/11/2022 | Semi-detached |

**Area average:** £171,675 (20 sales)

## Capital growth trend

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

- **5y growth:** 25.4%
- **10y growth:** 36.3%

## House Price Index (HM Land Registry)

*Official index for Rotherham; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2.9%
- **5y growth (index):** 26.2%
- **10y growth (index):** 67.8%

## Rental Range

*ONS Price Index of Private Rents (Rotherham). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £612/mo
- **Realistic:** £680/mo
- **Optimistic:** £748/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Howarth Road, S60 | £1,100/mo | 4 | 0.68 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 18.9×
- **Monthly cashflow:** £-20/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.3%

*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).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 35 |
| Anti-social behaviour | 11 |
| Shoplifting | 7 |
| Vehicle crime | 7 |
| Public order | 6 |
| Burglary | 4 |
| Criminal damage and arson | 4 |
| Other theft | 3 |
| Drugs | 2 |
| Bicycle theft | 1 |
| Other crime | 1 |
| Possession of weapons | 1 |
| Robbery | 1 |
| **Total incidents** | **83** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Brinsworth Academy | Secondary | 0.2 miles | Good — 5 Jul 2012 |
| Brinsworth Manor Infant School | Primary | 0.3 miles | Inadequate — 15 May 2024 |
| Brinsworth Manor Junior School | Primary | 0.3 miles | Good — 15 Nov 2022 |
| Brinsworth Whitehill Primary School | Primary | 0.4 miles | Good — 25 Sep 2023 |
| Brinsworth Howarth Primary School | Primary | 0.7 miles | Good — 28 Sep 2016 |