Sold STC Detached

21 HORSESHOE CLOSE

DONCASTER, BELTON, NORTH LINCOLNSHIRE DN9 1FL

3 beds 2 baths 904 sq ft Listed 24 Sep 2025 (-262d)

£200,000

Guide Price

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# 3 bedroom detached house for sale (DN9 1FL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 21 HORSESHOE CLOSE, DONCASTER, BELTON, NORTH LINCOLNSHIRE DN9 1FL |
| Price | £200,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Floor area | 84 m² |
| Last sold | £207,000 Mar 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 12/10/2032
- **Current heating cost:** £215/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/7482-5230-4489-1497-2296)

## Description

**NEWLY BUILT PROPERTY** On offer: a THREE-BED SEMI-DETACHED HOUSE in a POPULAR VILLAGE LOCATION with GOOD RECEPTION SPACE, a DINING KITCHEN, a WEST-FACING REAR GARDEN and MUCH MORE. **CLICK NOW! **

## Property Photos

- ![Photo 1](/listings/photos/167354021/644849) - Photo 1
- ![Photo 2](/listings/photos/167354021/644852) - Photo 2
- ![Photo 3](/listings/photos/167354021/644857) - Photo 3
- ![Photo 4](/listings/photos/167354021/644861) - Photo 4
- ![Photo 5](/listings/photos/167354021/644864) - Photo 5
- ![Photo 6](/listings/photos/167354021/644868) - Photo 6
- ![Photo 7](/listings/photos/167354021/644870) - Photo 7
- ![Photo 8](/listings/photos/167354021/644874) - Photo 8
- ![Photo 9](/listings/photos/167354021/644876) - Photo 9
- ![Photo 10](/listings/photos/167354021/644877) - Photo 10
- ![Photo 11](/listings/photos/167354021/644883) - Photo 11

## Floorplans

- ![Floorplan ](/listings/photos/167354021/644891) - Floorplan

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/167354021/644894) - Energy Performance Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £207,000 | 24/03/2023 | Semi-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] 16 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £390,000 | 03/03/2023 | 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:** £295,923 (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:** -40.3%

## 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:** 0.48% (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:** 5.7%
- **Cost-to-rent:** 17.5×
- **Monthly cashflow:** £42/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.9%

*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:** £2,381/m²

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10 Photo 11

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Property details

Tenure

FREEHOLD

Floor area

84 m²

EPC rating

Last sold

£207,000 Mar 2023

Price per m²

£2,381/m²

Local average

£334,820 (-40.3%)

Street crime

11 incidents within 1 mile (Apr 2026)

Key features

Newly built three-bed semi-detached property
Part of a new development
Good reception space
Dining kitchen complete with integral appliances
All good size bedrooms
Well-appointed master ensuite and family bathroom
Private driveway and a west-facing rear garden
Popular village location
Several local amenities nearby and excellent transport links
CALL TODAY

Additional details

Parking: Yes
Garden: Yes

Description

NEWLY BUILT PROPERTY On offer: a THREE-BED SEMI-DETACHED HOUSE in a POPULAR VILLAGE LOCATION with GOOD RECEPTION SPACE, a DINING KITCHEN, a WEST-FACING REAR GARDEN and MUCH MORE. CLICK NOW!

Listed by

South Wheatley

Open Door Auctions

Reference: 167354021

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 13/10/2022

Expiry date: 12/10/2032

Current heating cost: £215/year

Potential heating cost: £215/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

Energy Performance Certificate

Price history

Event	Date	Price	% change
Sold	24/03/2023 (3 years ago)	£207,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

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 16 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL	£390,000	03/03/2023	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: £295,923 (13 sales)

Area average: £307,030 (15 sales)

Capital growth trend

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

5y growth 7.7%

10y growth 40.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Yorkshire and The Humber. Series: Detached. As of March 2026.

1y (index) 1.2%

5y (index) 19.6%

10y (index) 49.5%

Rental Range

Estimated market rent for Yorkshire and The Humber. Low = conservative, Realistic = average, Optimistic = best case.

Low £770/mo

Realistic £855/mo

Optimistic £941/mo

Based on Postcode area DN → Yorkshire and The Humber.

LHA (30th percentile) floor for Doncaster: £549/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View DN9 1FL

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Carrhouse Road	0.1 miles
Shop	Torne Valley Country Stores	1.8 miles
Shop	Unknown	1.9 miles
Train station	Crowle	2.3 miles
Train station	Althorpe	4.5 miles
Hospital	Great Oaks	8.0 miles
University	Humber University Technical College	8.1 miles
Hospital	Occupational Health Center	8.7 miles

Street-level crime

Category	Count
Violence and sexual offences	6
Anti-social behaviour	1
Criminal damage and arson	1
Other theft	1
Public order	1
Shoplifting	1
Total incidents	11

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Belton All Saints CofE Primary School	Primary	0.7 miles	Good — 8 Nov 2023
Epworth Primary Academy	Primary	2.2 miles	Good — 12 Jan 2015
South Axholme Academy	Secondary	2.3 miles	Good — 12 Mar 2023
The Axholme Academy	Secondary	2.9 miles	Good — 4 May 2023
St Norbert's Catholic Voluntary Academy	Primary	3.5 miles	Good — 19 Mar 2015

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)

Rent-driven metrics

Based on OpenRent comparables.

This street 6.6% gross yield avg £289,571 sale, £1,600/mo rent

Rent ratio 0.48%

Max investor price (0.8%) £118,750

Target investor price (1%) £95,000

Gross yield 5.7%

Cost-to-rent ratio 17.5×

Monthly cashflow £42/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.9%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).