# 3 bedroom semi-detached house for sale (DN9 1FL) ## Property Details | Key | Value | |-----|-------| | Address | Horseshoe Close, Belton, DN9 1FL | | Price | £256,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | B | | Last sold | £230,000 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 20/04/2033 - **Current heating cost:** £416/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/2291-3005-5304-1707-5200) ## Description **THE** **PROPERTY** **** Immaculate 3-Bedroom Semi-Detached Home on the Outskirts of Belton. Located on the peaceful outskirts of Belton this immaculate three-bedroom semi-detached home offers the perfect balance between tranquil village living and convenient access to excellent local amenities. Ideal for modern family life, the property features a stylish open-plan kitchen, a spacious lounge, French doors leading to a private rear garden with a patio area. The ground floor comprises a reception hallway, a downstairs WC, a generously sized living room, and a contemporary open-plan kitchen. Upstairs, the first-floor landing leads to three bedrooms, en-suite and family bathroom. Outside, the front of the property boasts a driveway and a lawned garden with access to the enclosed rear garden, which includes a lawned area, patio, young shrubs, external lighting and tap. This beautifully presented home offers versatile, contemporary living in a highly desirable location. Early viewing is highly recommended to fully appreciate all it has to offer.  **RECEPTION** **HALLWAY** **** Side entrance door and glass side screen. Staircase leading to the first floor landing and bedrooms. Radiator.  **WC** **** Front facing floor to ceiling frosted window. Floating vanity sink unit. Low level WC. Tiled floor. Heated towel rail. Downlights.  **LIVING** **ROOM** **16' 11" x 11' 11" (5.157m x 3.643m)** Front facing window. Television point. Radiators.  **KITCHEN/DINER** **15' 3" x 11' 7" (4.660m x 3.546m)** Rear facing window and French doors leading to the garden and patio area. A range of modern fitted base and wall units with drawers. Worktop with turn ups incorporating one and half bowl sink drainer with mixer taps. Induction hob with extra fan above and built in oven below. Integral fridge freezer and washing machine/dryer. Additional built in storage cupboard. Tiled floor. Radiator. Downlights.  **LANDING** **** Side facing window. Loft access. Downlights.  **BEDROOM** **1** **11' 8" x 10' 6" (3.558m x 3.216m)** Rear facing window. Television point. Radiator.  **ENSUITE** **** Rear facing window. Low level WC and floating vanity sink unit. Half tiled walls and shaving point. Tiled shower cubicle with hand and rain shower heads. Tiled floor. Downlights. Heated towel rail.   **BEDROOM** **2** **11' 8" x 8' 6" (3.575m x 2.598m)** Front facing window. Radiator.  **BEDROOM** **3** **10' 10" x 7' 1" (3.318m x 2.176m)** Front facing floor to ceiling slim window. Currently a walk-in dressing room with fitted hanging space with drawers and shelves. Radiator.  **BATHROOM** **8' 9" x 4' 8" (2.681m x 1.431m)** Low level WC and floating vanity sink unit with two drawers and display top and shaving point above with mirror. Bath with hand shower over and side screen. Tiled floor and party tiled walls. Downlights. Heated towel rail.  **OUTSIDE** **** Outside, the front of the property boasts a driveway and a lawned garden with access via a side wooden gate to the enclosed rear garden, which includes a lawned area, patio, young shrubs, external lighting and tap.  ## Property Photos - ![1](/listings/photos/165397868/644973) - 1 - ![5](/listings/photos/165397868/644975) - 5 - ![7](/listings/photos/165397868/644979) - 7 - ![8](/listings/photos/165397868/644983) - 8 - ![4](/listings/photos/165397868/644985) - 4 - ![38](/listings/photos/165397868/644992) - 38 - ![36](/listings/photos/165397868/644995) - 36 - ![30](/listings/photos/165397868/645002) - 30 - ![33](/listings/photos/165397868/645005) - 33 - ![34](/listings/photos/165397868/645010) - 34 - ![35](/listings/photos/165397868/645016) - 35 - ![27](/listings/photos/165397868/645018) - 27 - ![28](/listings/photos/165397868/645021) - 28 - ![29](/listings/photos/165397868/645023) - 29 - ![11](/listings/photos/165397868/645025) - 11 - ![15](/listings/photos/165397868/645029) - 15 - ![25](/listings/photos/165397868/645032) - 25 - ![21](/listings/photos/165397868/645034) - 21 - ![19](/listings/photos/165397868/645036) - 19 - ![18](/listings/photos/165397868/645039) - 18 - ![17](/listings/photos/165397868/645041) - 17 - ![13](/listings/photos/165397868/645043) - 13 ## EPC Graphs - ![EPC Front Page](/listings/photos/165397868/645046) - EPC Front Page ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | [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 | | 66 WESTGATE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1QG | £190,000 | 30/03/2023 | 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 | | [Same street] 16 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £390,000 | 03/03/2023 | 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 | | BUCKLE STYLE CARRHOUSE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1PG | £262,500 | 07/09/2022 | Semi-detached | **Street average:** £289,571 (14 sales) **Area average:** £226,250 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £184,646 (24 Semi-detached, DN9, 2024–2026) - **Deviation:** +38.6% ## 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):** £549/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 | |------|------|------|------|------| | 3 Bed Bungalow, Westgate Road, DN9 | £950/mo | 3 | 0.37 miles | OpenRent | | 3 Bed End Terrace, Ashtree Close, DN9 | £850/mo | 3 | 0.73 miles | OpenRent | | 3 Bed Detached House, High Street, DN9 | £1,400/mo | 3 | 0.78 miles | OpenRent | **Average rent: £1,067/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.37% (weak for cashflow) - **Max investor price (0.8%):** £118,750 - **Target investor price (1%):** £95,000 *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 £950/mo).* - **Gross yield:** 4.5% - **Cost-to-rent:** 22.5× - **Monthly cashflow:** £-178/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.9% *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).* ## Price per Square Metre - **£/m²:** £3,048/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 22.6% - **10y growth:** 37.3% ## House Price Index (HM Land Registry) *Official index for Yorkshire and The Humber; Semi-detached series; as of March 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 23% - **10y growth (index):** 58.3% ## 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)