# 5 bedroom detached house for sale (DN9 1FL) ## Property Details | Key | Value | |-----|-------| | Address | 16 HORSESHOE CLOSE, DONCASTER, BELTON, NORTH LINCOLNSHIRE DN9 1FL | | Price | £450,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | B | | Last sold | £390,000 Mar 2023 | ## Description GUIDE PRICE - £450,000 - £475,000 A hidden gem, this stunning five bedroom, luxury family home, sits down a quiet cul-de-sac on this sought after modern development in Belton. This thoughtfully designed property, built three years ago, boasts generous living space across three floors. With study and lounge to the front and a gorgeous breakfast kitchen dining room to the rear stocked with a range of integrated appliances as well as additional utility room. Bi-fold doors open on to the rear garden, combining the stunning interior space with the great outdoors. Upstairs provides five good sized bedrooms with ensuites to the master and top floor bedroom as well as a stylish family bathroom. Outside, to the front of the property the driveway provides ample parking space and the private rear garden is a joyful space, providing seclusion and privacy. The large garage with electric door provides plenty of storage and parking. Belton is a popular village with local shops and pubs on the doorstep and boasts excellent transport links, offering easy access to the M18 & M180 motorways, making commuting a breeze for those travelling further afield. Families will appreciate its proximity to good schools, as well as plenty of shops, restaurants and bars on the doorstep with the village of Epworth only a five minute drive away. If you’re looking for a home that is welcoming, versatile and spacious, then you may just have found it. Contact haart to schedule a viewing today to take the next step to your dream home. Tenure – Freehold Council tax band – B Please note all measurements are maximum distances, approximate and for guidance purposes only . ## Property Photos - ![Photo](/listings/photos/174125402/644873) - ![Photo](/listings/photos/174125402/644879) - ![Photo](/listings/photos/174125402/644880) - ![Photo](/listings/photos/174125402/644881) - ![Photo](/listings/photos/174125402/644882) - ![Photo](/listings/photos/174125402/644884) - ![Photo](/listings/photos/174125402/644885) - ![Photo](/listings/photos/174125402/644887) - ![Photo](/listings/photos/174125402/644888) - ![Photo](/listings/photos/174125402/644889) - ![Photo](/listings/photos/174125402/644890) - ![Photo](/listings/photos/174125402/644893) - ![Photo](/listings/photos/174125402/644895) - ![Photo](/listings/photos/174125402/644897) - ![Photo](/listings/photos/174125402/644898) - ![Photo](/listings/photos/174125402/644899) - ![Photo](/listings/photos/174125402/644900) - ![Photo](/listings/photos/174125402/644902) - ![Photo](/listings/photos/174125402/644903) - ![Photo](/listings/photos/174125402/644904) - ![Photo](/listings/photos/174125402/644905) - ![Photo](/listings/photos/174125402/644906) - ![Photo](/listings/photos/174125402/644908) - ![Photo](/listings/photos/174125402/644909) - ![Photo](/listings/photos/174125402/644918) - ![Photo](/listings/photos/174125402/644920) - ![Photo](/listings/photos/174125402/644923) - ![Photo](/listings/photos/174125402/644925) - ![Photo](/listings/photos/174125402/644927) - ![Photo](/listings/photos/174125402/644930) - ![Photo](/listings/photos/174125402/644934) - ![Photo](/listings/photos/174125402/644951) - ![Photo](/listings/photos/174125402/644953) - ![Photo](/listings/photos/174125402/644955) - ![Photo](/listings/photos/174125402/644957) - ![Photo](/listings/photos/174125402/644961) - ![Photo](/listings/photos/174125402/644963) ## Floorplans - ![Floorplan 1](/listings/photos/174125402/644967) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/174125402/644968) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 16 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £390,000 | 03/03/2023 | 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 | |---------|-------|------|------| | 180A WESTGATE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1QB | £260,000 | 12/10/2023 | Detached | | BRYNDALE CARRHOUSE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1PG | £275,000 | 17/07/2023 | Detached | | [Same street] 2 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £420,000 | 09/06/2023 | Detached | | [Same street] 19 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £215,000 | 16/05/2023 | Semi-detached | | [Same street] 18 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £230,000 | 12/05/2023 | Semi-detached | | [Same street] 10 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £360,000 | 17/04/2023 | Detached | | [Same street] 20 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £220,000 | 14/04/2023 | Semi-detached | | [Same street] 15 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £325,000 | 29/03/2023 | Detached | | [Same street] 21 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £207,000 | 24/03/2023 | Semi-detached | | SUNDRIDGE CARRHOUSE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1PG | £300,000 | 20/01/2023 | Detached | | [Same street] 24 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £210,000 | 16/01/2023 | Semi-detached | | [Same street] 1 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £330,000 | 19/12/2022 | Detached | | [Same street] 22 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £195,000 | 09/12/2022 | Semi-detached | | [Same street] 5 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £377,000 | 02/12/2022 | Detached | | [Same street] 7 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £365,000 | 29/11/2022 | Detached | | [Same street] 23 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £210,000 | 25/11/2022 | Semi-detached | | 146 WESTGATE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1QB | £335,000 | 21/11/2022 | Detached | | 30A WESTGATE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1QG | £359,950 | 03/11/2022 | Detached | | MEADOW VIEW CARRHOUSE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1PG | £735,000 | 09/09/2022 | Detached | | 162 WESTGATE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1QB | £213,000 | 24/05/2022 | Detached | | 46 WESTGATE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1QG | £185,000 | 01/12/2021 | Detached | | CARRHOUSE COTTAGE CARRHOUSE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1PG | £198,000 | 26/11/2021 | Detached | | 122 WESTGATE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1QG | £260,000 | 29/10/2021 | Detached | | 114 WESTGATE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1QG | £337,000 | 25/08/2021 | Detached | | ROWAN HOUSE CARRHOUSE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1PG | £485,000 | 13/08/2021 | Detached | | 148 WESTGATE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1QB | £375,000 | 30/07/2021 | Detached | | 180A WESTGATE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1QB | £125,000 | 09/07/2021 | Detached | | 16 WESTGATE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1QG | £162,500 | 09/07/2021 | Detached | **Street average:** £281,846 (13 sales) **Area average:** £307,030 (15 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £334,820 (54 Detached, DN9, 2024–2026) - **Deviation:** +34.4% ## Rental Range *ONS Price Index of Private Rents (Yorkshire and The Humber). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £770/mo - **Realistic:** £855/mo - **Optimistic:** £941/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Doncaster (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £723/mo ## 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 | |------|------|------|------|------| | 5 Bed Detached House, Bracon, DN9 | £2,000/mo | 5 | 0.93 miles | OpenRent | **Average rent: £2,000/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.44% (weak for cashflow) - **Max investor price (0.8%):** £250,000 - **Target investor price (1%):** £200,000 *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 £2,000/mo).* - **Gross yield:** 5.3% - **Cost-to-rent:** 18.8× - **Monthly cashflow:** £3/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 0% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 7.7% - **10y growth:** 40.7% ## House Price Index (HM Land Registry) *Official index for Yorkshire and The Humber; Detached series; as of March 2026.* - **1y growth (index):** 1.2% - **5y growth (index):** 19.6% - **10y growth (index):** 49.5% ## 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)