Sold STC Semi-detached

16 SUMNER ROAD

ROTHERHAM, SOUTH YORKSHIRE S65 1LJ

2 beds 657 sq ft Listed 17 May 2017 (-3353d)

£67,500

Guide Price

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# 2 bedroom semi-detached house for sale (S65 1LJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16 SUMNER ROAD, ROTHERHAM, SOUTH YORKSHIRE S65 1LJ |
| Price | £67,500 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 61 m² |
| Last sold | £69,000 Aug 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 10/05/2036
- **Current heating cost:** £779/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2200-1399-0422-2691-3563)

## Description

THIS PROPERTY WILL BE OFFERED FOR SALE BY AUCTION ON 15TH JUNE at The New York Stadium, Rotherham, S60 1AH. Registration from 6.30pm, Auction Starts at 7pm. For sale by Modern Method of Auction; Starting Bid Price £67,500 plus Reservation Fee.  This immaculately presented two bedroom semi-detached property has undergone modernisation. With gas fired central heating, double glazing, brick paved driveway and mature rear gardens. This property is for sale by ”The South Yorkshire Property Auction powered by iam-sold Ltd.

Property ref: 121_572_4428527

## Property Photos

- ![Photo](/listings/photos/48465366/1356563)
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- ![Photo](/listings/photos/48465366/1356565)
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- ![Photo](/listings/photos/48465366/1356572)
- ![Photo](/listings/photos/48465366/1356573)

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #9180716
- **Address:** 16 Sumner Road, ROTHERHAM, S65 1LJ
- **Certificate Issued:** 12/11/2012
- **Work Completed:** 24/10/2012
- **Items:** 1 window(s)

### FENSA Certificate #7260339
- **Address:** 16 Sumner Road, ROTHERHAM, S65 1LJ
- **Certificate Issued:** 30/03/2010
- **Work Completed:** 12/03/2010
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 SUMNER ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LJ | £69,000 | 17/08/2017 | 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 |
|---------|-------|------|------|
| 205 HATHERLEY ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1QR | £68,000 | 01/08/2025 | Semi-detached |
| 28 CRANWORTH ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LN | £105,000 | 15/12/2023 | Semi-detached |
| 12 COTTENHAM ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LF | £95,500 | 03/11/2023 | Semi-detached |
| 29 COTTENHAM ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LE | £131,000 | 23/06/2023 | Semi-detached |
| 17 BOWEN ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LH | £100,000 | 21/10/2022 | Semi-detached |
| [Same street] 43 SUMNER ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LJ | £110,000 | 26/08/2022 | Semi-detached |
| 21 CLARENDON ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LQ | £92,000 | 22/07/2022 | Semi-detached |
| 1 CLARENDON ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LQ | £122,500 | 30/06/2022 | Semi-detached |
| 160 FITZWILLIAM ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1QA | £100,000 | 28/04/2022 | Semi-detached |
| 17 CRANWORTH ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LN | £140,000 | 25/03/2022 | Semi-detached |
| [Same street] 17 SUMNER ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LJ | £120,000 | 04/03/2022 | Semi-detached |
| 12 BOWEN ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LH | £110,000 | 28/02/2022 | Semi-detached |
| 24 CLARENDON ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LQ | £86,000 | 06/01/2022 | Semi-detached |
| 22 CRANWORTH ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LN | £155,000 | 13/12/2021 | Semi-detached |

**Street average:** £115,000 (2 sales)
**Area average:** £108,750 (12 sales)

## Price vs local average

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

- **Local average:** £157,881 (48 Semi-detached, S65, 2024–2026)
- **Deviation:** -57.2%

## Rental Range

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

- **Low:** £611/mo
- **Realistic:** £679/mo
- **Optimistic:** £747/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Rotherham (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £499/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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Grosvenor Road, S65 | £625/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, Doncaster Road, S65 | £750/mo | 2 | 0.19 miles | OpenRent |

**Average rent: £688/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.02% (strong)
- **Max investor price (0.8%):** £86,000
- **Target investor price (1%):** £68,800

*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 £688/mo).*

- **Gross yield:** 12.2%
- **Cost-to-rent:** 8.2×
- **Monthly cashflow:** £328/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 20.1%

*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:** £1,107/m²

## Capital growth trend

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

- **5y growth:** -4.5%
- **10y growth:** 32.8%

## House Price Index (HM Land Registry)

*Official index for Rotherham; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2.9%
- **5y growth (index):** 26.2%
- **10y growth (index):** 67.8%

## 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)

Listing type

Auction

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Property details

Listing category

Auction

Tenure

FREEHOLD

Floor area

61 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£69,000 Aug 2017

Price per m²

£1,107/m²

Local average

£157,881 (-57.2%)

Deprivation

Decile 1 (389 of 33,755)

Street crime

546 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

THIS PROPERTY WILL BE OFFERED FOR SALE BY AUCTION ON 15TH JUNE at The New York Stadium, Rotherham, S60 1AH. Registration from 6.30pm, Auction Starts at 7pm. For sale by Modern Method of Auction; Starting Bid Price £67,500 plus Reservation Fee. This immaculately presented two bedroom semi-detached property has undergone modernisation. With gas fired central heating, double glazing, brick paved driveway and mature rear gardens. This property is for sale by ”The South Yorkshire Property Auction powered by iam-sold Ltd.

Property ref: 121_572_4428527

Listed by

Rotherham

Merryweathers

Reference: 48465366

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 11/05/2026

Expiry date: 10/05/2036

Current heating cost: £779/year

Potential heating cost: £724/year

Est. upgrade cost to C: £16,500

Recommendations

Floor insulation (solid floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #9180716

Property Details

Street: 16 Sumner Road

Town: ROTHERHAM

Postcode: S65 1LJ

Installation Details

Items: 1 window

Certificate Issued: 12/11/2012

Work Completed: 24/10/2012

This certificate data was retrieved from FENSA's database

FENSA Certificate #7260339

Property Details

Street: 16 Sumner Road

Town: ROTHERHAM

Postcode: S65 1LJ

Installation Details

Items: 1 door

Certificate Issued: 30/03/2010

Work Completed: 12/03/2010

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	17/08/2017 (8 years ago)	£69,000	—

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
205 HATHERLEY ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1QR	£68,000	01/08/2025	Semi-detached
28 CRANWORTH ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LN	£105,000	15/12/2023	Semi-detached
12 COTTENHAM ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LF	£95,500	03/11/2023	Semi-detached
29 COTTENHAM ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LE	£131,000	23/06/2023	Semi-detached
17 BOWEN ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LH	£100,000	21/10/2022	Semi-detached
Same street 43 SUMNER ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LJ	£110,000	26/08/2022	Semi-detached
21 CLARENDON ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LQ	£92,000	22/07/2022	Semi-detached
1 CLARENDON ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LQ	£122,500	30/06/2022	Semi-detached
160 FITZWILLIAM ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1QA	£100,000	28/04/2022	Semi-detached
17 CRANWORTH ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LN	£140,000	25/03/2022	Semi-detached
Same street 17 SUMNER ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LJ	£120,000	04/03/2022	Semi-detached
12 BOWEN ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LH	£110,000	28/02/2022	Semi-detached
24 CLARENDON ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LQ	£86,000	06/01/2022	Semi-detached
22 CRANWORTH ROAD, ROTHERHAM, SOUTH YORKSHIRE, S65 1LN	£155,000	13/12/2021	Semi-detached

Street average: £115,000 (2 sales)

Area average: £108,750 (12 sales)

Capital growth trend

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

5y growth -4.5%

10y growth 32.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Rotherham. Series: Semi-detached. As of April 2026.

1y (index) 2.9%

5y (index) 26.2%

10y (index) 67.8%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: ADILS PROPERTIES LIMITED (11359132)

Rental Range

Estimated market rent for Rotherham. Low = conservative, Realistic = average, Optimistic = best case.

Low £611/mo

Realistic £679/mo

Optimistic £747/mo

Based on Local Authority from postcode lookup → Rotherham.

LHA (30th percentile) floor for Rotherham: £499/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View S65 1LJ

Nearby

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

Type	Name	Distance
Bus stop	Fitzwilliam Road/Cottenham Road	0.1 miles
Bus stop	Fitzwilliam Road/Cranworth Road	0.1 miles
Shop	Bismallah Food Store	0.1 miles
Shop	Top Cutz	0.2 miles
Train station	Rotherham Central	0.8 miles
Hospital	Rotherham Hospital Urgent Care Center/A&E	1.5 miles
Train station	Meadowhall Interchange	3.2 miles
University	The University of Sheffield AMRC	3.8 miles
Hospital	Phlebotomy Drive Through Service	5.2 miles
University	Sheffield Hallam University	6.2 miles

Street-level crime

Category	Count
Violence and sexual offences	160
Shoplifting	90
Anti-social behaviour	79
Public order	41
Other theft	34
Burglary	31
Criminal damage and arson	28
Robbery	25
Vehicle crime	20
Other crime	17
Drugs	10
Possession of weapons	6
Theft from the person	5
Total incidents	546

Within 1 mile during May 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
St Ann's Primary School	Primary	0.2 miles	Good — 8 Nov 2023
Eastwood Village Primary School	Primary	0.3 miles	Good — 8 May 2024
Coleridge Primary	Primary	0.3 miles	Outstanding — 30 Nov 2022
Clifton Community School	Secondary	0.3 miles	Good — 7 Jan 2020
East Dene Primary	Primary	0.4 miles	Good — 18 Dec 2022

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
2 Bed Terraced House, Grosvenor Road, S65	£625/mo	2	0.16 miles	OpenRent
2 Bed Flat, Doncaster Road, S65	£750/mo	2	0.19 miles	OpenRent

Average rent: £688/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.02%

Max investor price (0.8%) £86,000

Target investor price (1%) £68,800

Gross yield 12.2%

Cost-to-rent ratio 8.2×

Monthly cashflow £328/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 20.1%

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).