# 4 bedroom detached house for sale (DN9 1FL) ## Property Details | Key | Value | |-----|-------| | Address | 15 HORSESHOE CLOSE, DONCASTER, BELTON, NORTH LINCOLNSHIRE DN9 1FL | | Price | £349,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | D | | Floor area | 120 m² | | Last sold | £325,000 Mar 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 01/11/2032 - **Current heating cost:** £293/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/2291-7428-7832-9104-0923) ## Description ** REDUCED ** A stylish modern detached house positioned within a select development offering accommodation that has been improved from new comprising, central reception hallway, cloakroom, rear living room with access to the garden, large open plan lounge/dining kitchen with a matching utility room. The first floor enjoys a spacious central landing leading to a family bathroom and 4 generous bedrooms with a master en-suite shower room. Occupying a prominent corner plot with front and side lawned gardens with flagged steps to the front door. A side driveway provides parking for a number of vehicles with direct access to a garage. The rear garden has been landscaped providing a central lawned garden with raised borders and a seating area. Finished with double glazing and a modern gas fired central heating system. Viewing comes with the agents highest of recommendations. View via our Epworth office. ## Property Photos - ![Picture No. 11](/listings/photos/161250593/644832) - Picture No. 11 - ![Picture No. 19](/listings/photos/161250593/644833) - Picture No. 19 - ![Picture No. 23](/listings/photos/161250593/644837) - Picture No. 23 - ![Picture No. 18](/listings/photos/161250593/644838) - Picture No. 18 - ![Picture No. 22](/listings/photos/161250593/644839) - Picture No. 22 - ![Picture No. 21](/listings/photos/161250593/644842) - Picture No. 21 - ![Picture No. 09](/listings/photos/161250593/644846) - Picture No. 09 - ![Picture No. 28](/listings/photos/161250593/644854) - Picture No. 28 - ![Picture No. 17](/listings/photos/161250593/644858) - Picture No. 17 - ![Picture No. 16](/listings/photos/161250593/644865) - Picture No. 16 - ![Picture No. 29](/listings/photos/161250593/644869) - Picture No. 29 - ![Picture No. 27](/listings/photos/161250593/644872) - Picture No. 27 - ![Picture No. 25](/listings/photos/161250593/644875) - Picture No. 25 - ![Picture No. 26](/listings/photos/161250593/644878) - Picture No. 26 - ![Picture No. 24](/listings/photos/161250593/644886) - Picture No. 24 - ![Picture No. 05](/listings/photos/161250593/644892) - Picture No. 05 - ![Picture No. 03](/listings/photos/161250593/644896) - Picture No. 03 - ![Picture No. 02](/listings/photos/161250593/644901) - Picture No. 02 - ![Picture No. 06](/listings/photos/161250593/644907) - Picture No. 06 - ![Picture No. 07](/listings/photos/161250593/644910) - Picture No. 07 - ![Picture No. 08](/listings/photos/161250593/644916) - Picture No. 08 - ![Picture No. 01](/listings/photos/161250593/644939) - Picture No. 01 - ![Picture No. 10](/listings/photos/161250593/644947) - Picture No. 10 - ![Picture No. 04](/listings/photos/161250593/644959) - Picture No. 04 - ![Picture No. 13](/listings/photos/161250593/644966) - Picture No. 13 - ![Picture No. 12](/listings/photos/161250593/644969) - Picture No. 12 - ![Picture No. 15](/listings/photos/161250593/644971) - Picture No. 15 - ![Picture No. 14](/listings/photos/161250593/644974) - Picture No. 14 - ![Picture No. 30](/listings/photos/161250593/644977) - Picture No. 30 ## Floorplans - ![Floorplan](/listings/photos/161250593/644980) - Floorplan - ![Floorplan](/listings/photos/161250593/644981) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/161250593/644982) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 15 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £325,000 | 29/03/2023 | 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] 21 HORSESHOE CLOSE, BELTON, DONCASTER, NORTH LINCOLNSHIRE, DN9 1FL | £207,000 | 24/03/2023 | Semi-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:** £286,846 (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:** +4.2% ## 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):** £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 Detached House, Horseshoe Close, DN9 | £1,600/mo | 4 | 0.06 miles | OpenRent | **Average rent: £1,600/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.46% (weak for cashflow) - **Max investor price (0.8%):** £200,000 - **Target investor price (1%):** £160,000 *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 £1,600/mo).* - **Gross yield:** 5.5% - **Cost-to-rent:** 18.2× - **Monthly cashflow:** £41/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 0.5% *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:** £2,908/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)