# 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
- **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)
- ![Photo](/listings/photos/48465366/1356564)
- ![Photo](/listings/photos/48465366/1356565)
- ![Photo](/listings/photos/48465366/1356566)
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- ![Photo](/listings/photos/48465366/1356570)
- ![Photo](/listings/photos/48465366/1356571)
- ![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:** £158,333 (49 Semi-detached, S65, 2024–2026)
- **Deviation:** -57.4%

## 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:** -2%
- **10y growth:** 40.3%

## 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)