# 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 |
| 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 |
| 16 WESTGATE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1QG | £162,500 | 09/07/2021 | Detached |
| 180A WESTGATE ROAD, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1QB | £125,000 | 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:** 8.8%
- **10y growth:** 42.3%

## 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)