# 55 PIPERING LANE, DONCASTER, SOUTH YORKSHIRE, DN5 9NP

## Property details

- Slug: `b35988c` (address key hash: `b35988cb5ce51bc7dca1533196393c16dcd19370`)
- Postcode: DN5 9NP
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Floor area: 102 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £160,000 Feb 2026
- Price per m²: £1,569/m²
- Local average: £128,628 (45 sales)
- Street crime: 290 incidents within 1 mile (May 2026)

## Latest sale

- Price: £160,000
- Date: 2026-02-06
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 14/04/2032
- **Current heating cost:** £955/year
- **Est. upgrade cost to C:** £24,675

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- 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/0940-1205-2002-6570-0704)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £160,000 | Terraced | +49.5% | £159,563 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-b72f-8922-e063-4804a8c094d0) |
| Sold | 2016-04-28 | £107,000 | Terraced | — | £172,713 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/3e0330f0-5fb7-8d89-e050-a8c062052140) |

*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 |
|---------|-------|------|------|
| 55 PIPERING LANE, DONCASTER, SOUTH YORKSHIRE, DN5 9NP | £160,000 | 06/02/2026 | Terraced |
| 55 PIPERING LANE, DONCASTER, SOUTH YORKSHIRE, DN5 9NP | £107,000 | 28/04/2016 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 120 PETERSGATE, DONCASTER, SOUTH YORKSHIRE, DN5 9JH | £139,000 | 16/01/2026 | Terraced |
| 7 LANGDALE DRIVE, DONCASTER, SOUTH YORKSHIRE, DN5 9JG | £153,000 | 09/12/2025 | Terraced |
| 42 ASHDOWN PLACE, DONCASTER, SOUTH YORKSHIRE, DN5 9LA | £160,000 | 12/09/2025 | Terraced |
| 57 BOWLAND CLOSE, DONCASTER, SOUTH YORKSHIRE, DN5 9NG | £125,000 | 24/11/2023 | Terraced |
| 93 PETERSGATE, DONCASTER, SOUTH YORKSHIRE, DN5 9JJ | £115,000 | 09/11/2023 | Terraced |
| 9 CHATSWORTH CRESCENT, DONCASTER, SOUTH YORKSHIRE, DN5 9JU | £130,000 | 05/04/2023 | Terraced |
| 116 PETERSGATE, DONCASTER, SOUTH YORKSHIRE, DN5 9JH | £158,000 | 16/12/2022 | Terraced |
| 12 ESKDALE DRIVE, DONCASTER, SOUTH YORKSHIRE, DN5 9NT | £137,000 | 09/12/2022 | Terraced |
| 61 BOWLAND CLOSE, DONCASTER, SOUTH YORKSHIRE, DN5 9NG | £115,000 | 27/05/2022 | Terraced |
| 1 SAXON COURT, DONCASTER, SOUTH YORKSHIRE, DN5 9LQ | £45,000 | 27/05/2022 | Terraced |
| 100 PETERSGATE, DONCASTER, SOUTH YORKSHIRE, DN5 9JH | £115,000 | 29/04/2022 | Terraced |
| 2 COTSWOLD GARDENS, DONCASTER, SOUTH YORKSHIRE, DN5 9PA | £136,000 | 04/04/2022 | Terraced |
| 25 BOWLAND CLOSE, DONCASTER, SOUTH YORKSHIRE, DN5 9NG | £110,000 | 04/02/2022 | Terraced |
| 41 WOODSIDE ROAD, DONCASTER, SOUTH YORKSHIRE, DN5 9JX | £145,000 | 20/12/2021 | Terraced |
| 30 CHILTERN ROAD, DONCASTER, SOUTH YORKSHIRE, DN5 9PE | £125,000 | 17/12/2021 | Terraced |
| 6 CHATSWORTH CRESCENT, DONCASTER, SOUTH YORKSHIRE, DN5 9JU | £120,500 | 28/09/2021 | Terraced |
| 98 PETERSGATE, DONCASTER, SOUTH YORKSHIRE, DN5 9JH | £60,000 | 24/09/2021 | Terraced |

**Area average:** £122,853 (17 sales)

## Capital growth trend

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

- **5y growth:** 17.8%
- **10y growth:** 45.4%

## House Price Index (HM Land Registry)

*Official index for Doncaster; Terraced series; as of April 2026.*

- **1y growth (index):** 4.2%
- **5y growth (index):** 25.1%
- **10y growth (index):** 61.4%

## Rental Range

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

- **Low:** £620/mo
- **Realistic:** £689/mo
- **Optimistic:** £758/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Doncaster (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 | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Flat, Arksey Lane, DN5 | £695/mo | 3 | 0.83 miles | OpenRent |

**Average rent: £695/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £86,875
- **Target investor price (1%):** £69,500

*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 £695/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.2×
- **Monthly cashflow:** £-30/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.8%

*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:** Not in Flood Risk Area (no data)

[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 | 75 |
| Anti-social behaviour | 52 |
| Shoplifting | 47 |
| Criminal damage and arson | 22 |
| Public order | 19 |
| Other theft | 18 |
| Vehicle crime | 18 |
| Burglary | 17 |
| Other crime | 8 |
| Robbery | 7 |
| Drugs | 3 |
| Possession of weapons | 3 |
| Theft from the person | 1 |
| **Total incidents** | **290** |

*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 |
|------|------|----------|--------|
| Scawthorpe Sunnyfields Primary School | Primary | 0.3 miles | Good — 6 Jul 2017 |
| Scawthorpe Castle Hills Primary Academy | Primary | 0.4 miles | Good — 22 Sep 2016 |
| Bentley High Street Primary School | Primary | 0.5 miles | — (Inspected (no overall grade)) |
| Don Valley Academy | Secondary | 0.6 miles | Good — 22 May 2019 |
| Scawsby Junior Academy | Primary | 0.6 miles | Outstanding — 20 Apr 2015 |