# 4 bedroom detached house for sale (DN11 8FP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 22 LINBY DRIVE, DONCASTER, BIRCOTES, NOTTINGHAMSHIRE DN11 8FP |
| Price | £285,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | C |
| Floor area | 117 m² |
| Last sold | £275,000 Dec 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Current heating cost:** £290/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/1201-6703-5332-1891-4823)

## Description

Located in the popular residential area of Bircotes, this well-presented four-bedroom detached home offers generous living space, ideal for growing families. The ground floor features a welcoming lounge and a modern open-plan kitchen diner, complete with French doors leading out to the enclosed rear garden – perfect for entertaining or enjoying outdoor meals. A separate utility room and convenient downstairs W/C add to the home's practicality. Upstairs, there are four well-sized bedrooms, including a master with its own en suite shower room. A contemporary family bathroom serves the remaining bedrooms, offering comfort and convenience for the whole family. Externally, the property benefits from a  driveway, a garage, and a secure rear garden – ideal for children, pets, or simply relaxing. Situated close to local schools, shops, and commuter routes, this fantastic home combines space, style, and location. Early viewing is highly recommended.

**Construction Type**

Standard (Brick)

## Property Photos

- ![Photo](/listings/photos/163605332/598591)
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## Floorplans

- ![Floorplan 1](/listings/photos/163605332/598618) - Floorplan 1
- ![Floorplan 2](/listings/photos/163605332/598619) - Floorplan 2

## EPC Graphs

- ![EPC 1](/listings/photos/163605332/598620) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £275,000 | 01/12/2025 | Detached |
| 22 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £254,995 | 16/09/2022 | 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 |
|---------|-------|------|------|
| [Same street] 20 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £264,995 | 25/08/2023 | Detached |
| [Same street] 12 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £216,995 | 27/07/2023 | Semi-detached |
| 43 MOORGREEN WAY, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FX | £312,500 | 26/05/2023 | Detached |
| 17 MOORGREEN WAY, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FX | £315,000 | 06/04/2023 | Detached |
| 69 BRINSLEY WAY, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FN | £219,995 | 16/02/2023 | Detached |
| [Same street] 14 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £208,995 | 31/01/2023 | Semi-detached |
| [Same street] 10 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £259,995 | 23/12/2022 | Detached |
| [Same street] 18 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £257,995 | 16/12/2022 | Detached |
| [Same street] 16 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £259,995 | 09/12/2022 | Detached |
| [Same street] 13 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £150,995 | 04/11/2022 | Terraced |
| [Same street] 11 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £170,995 | 04/11/2022 | Terraced |
| [Same street] 15 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £170,995 | 28/10/2022 | Terraced |
| 33 HARPER HILL GARDENS, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FQ | £226,000 | 20/10/2022 | Detached |
| [Same street] 30 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £98,697 | 09/09/2022 | Semi-detached |
| [Same street] 28 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £223,995 | 02/09/2022 | Semi-detached |
| 20 MOORGREEN WAY, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FX | £295,000 | 22/07/2022 | Detached |
| [Same street] 9 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £174,995 | 15/07/2022 | Terraced |
| 6 MOORGREEN WAY, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FX | £340,000 | 13/07/2022 | Detached |
| 6 HARPER HILL GARDENS, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FQ | £275,000 | 13/07/2022 | Detached |
| [Same street] 17 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £112,497 | 30/06/2022 | Detached |
| [Same street] 24 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £254,995 | 30/06/2022 | Detached |
| [Same street] 19 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £226,995 | 23/06/2022 | Semi-detached |
| 4 HARPER HILL GARDENS, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FQ | £196,000 | 29/04/2022 | Detached |
| 41 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £97,760 | 14/04/2022 | Detached |
| 16 KIMBERLEY MEWS, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FR | £239,995 | 26/03/2022 | Detached |
| 1 BRINSLEY WAY, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FN | £297,995 | 25/03/2022 | Detached |
| 39 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £254,995 | 18/03/2022 | Detached |
| 31 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £193,995 | 25/02/2022 | Detached |
| 1A BRINSLEY WAY, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FN | £294,995 | 25/02/2022 | Detached |
| 1B BRINSLEY WAY, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FN | £286,995 | 22/02/2022 | Detached |
| 35 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £247,995 | 18/02/2022 | Detached |
| 43 LINBY DRIVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FP | £244,995 | 04/02/2022 | Detached |
| 22 MOORGREEN WAY, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FX | £294,995 | 28/01/2022 | Detached |
| 24 MOORGREEN WAY, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FX | £294,994 | 25/01/2022 | Detached |
| 28 MOORGREEN WAY, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8FX | £294,995 | 14/01/2022 | Detached |

**Street average:** £203,609 (15 sales)
**Area average:** £261,210 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £322,196 (28 Detached, DN11, 2024–2026)
- **Deviation:** -11.5%

## Rental Range

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

- **Low:** £645/mo
- **Realistic:** £717/mo
- **Optimistic:** £789/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 |
|------|------|------|------|------|
| 4 Bed Flat, Harworth, DN11 | £850/mo | 4 | 0.63 miles | OpenRent |
| 4 Bed Semi-Detached House, Galway Road, DN11 | £870/mo | 4 | 0.75 miles | OpenRent |

**Average rent: £860/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.3% (weak for cashflow)
- **Max investor price (0.8%):** £107,500
- **Target investor price (1%):** £86,000

*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 £860/mo).*

- **Gross yield:** 3.6%
- **Cost-to-rent:** 27.6×
- **Monthly cashflow:** £-373/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.4%

*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:** £2,436/m²

## Capital growth trend

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

- **5y growth:** 28.4%
- **10y growth:** 49.9%

## House Price Index (HM Land Registry)

*Official index for Bassetlaw; Detached series; as of March 2026.*

- **1y growth (index):** 3.4%
- **5y growth (index):** 23.5%
- **10y growth (index):** 59%

## 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)