Sold STC Semi-detached

13 WILLIAMS ROAD

DONCASTER, SOUTH YORKSHIRE DN5 8HW

2 beds 1 baths 657 sq ft Listed 3 Nov 2022 (-1297d)

£130,000

Reduced on 16 Jan 2023

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# 2 bedroom semi-detached house for sale (DN5 8HW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 WILLIAMS ROAD, DONCASTER, SOUTH YORKSHIRE DN5 8HW |
| Price | £130,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 61 m² |
| Last sold | £115,000 Nov 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £557/year
- **Est. upgrade cost to C:** £12,675

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- 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/9991-1205-4702-9573-0604)

## Description

3D Virtual Tour Available- Take a closer, more detailed look around via our 3D Virtual Tour! Don't forget that you can also check availability for viewings online via a visit to our website...

## Property Photos

- ![Photo](/listings/photos/128713703/412746)
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- ![Photo](/listings/photos/128713703/412769)
- ![Photo](/listings/photos/128713703/412773)
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- ![Photo](/listings/photos/128713703/412780)
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- ![Photo](/listings/photos/128713703/412784)

## Floorplans

- ![Floorplan 1](/listings/photos/128713703/412788) - Floorplan 1
- ![Floorplan 2](/listings/photos/128713703/412791) - Floorplan 2

## EPC Graphs

- ![EPC 1](/listings/photos/128713703/412793) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #9144989
- **Address:** 13 Williams Road, DONCASTER, DN5 8HW
- **Certificate Issued:** 22/10/2012
- **Work Completed:** 11/10/2012
- **Items:** 1 door(s)

### FENSA Certificate #16164798
- **Address:** 13 Williams Road, DONCASTER, DN5 8HW
- **Certificate Issued:** 11/02/2024
- **Work Completed:** 02/02/2024
- **Items:** 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 WILLIAMS ROAD, DONCASTER, SOUTH YORKSHIRE, DN5 8HW | £115,000 | 30/11/2023 | Semi-detached |
| 13 WILLIAMS ROAD, DONCASTER, SOUTH YORKSHIRE, DN5 8HW | £79,000 | 15/02/2013 | 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 |
|---------|-------|------|------|
| 31 CLEARWELL CROFT, CUSWORTH, DONCASTER, SOUTH YORKSHIRE, DN5 8UL | £150,000 | 20/01/2026 | Semi-detached |
| 23 CHURCHILL AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 9BQ | £245,000 | 05/01/2026 | Semi-detached |
| 48 FAIRFIELD ROAD, DONCASTER, SOUTH YORKSHIRE, DN5 9BW | £132,500 | 18/12/2025 | Semi-detached |
| 30 FAIRFIELD ROAD, DONCASTER, SOUTH YORKSHIRE, DN5 9BW | £138,000 | 22/08/2025 | Semi-detached |
| 75 ST MARTINS AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 8JA | £272,000 | 18/07/2025 | Semi-detached |
| 34 CHURCHILL AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 9BQ | £148,000 | 26/02/2025 | Semi-detached |
| 36 REGENT GROVE, DONCASTER, SOUTH YORKSHIRE, DN5 8HS | £155,000 | 31/07/2024 | Semi-detached |
| 43 CLEARWELL CROFT, CUSWORTH, DONCASTER, SOUTH YORKSHIRE, DN5 8UL | £190,000 | 27/11/2023 | Semi-detached |
| 24 RAYMOND ROAD, DONCASTER, SOUTH YORKSHIRE, DN5 9PP | £153,000 | 27/10/2023 | Semi-detached |
| 20 NEWLANDS DRIVE, DONCASTER, SOUTH YORKSHIRE, DN5 8HU | £115,000 | 15/09/2023 | Semi-detached |
| 87 ST MARTINS AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 8JA | £185,000 | 08/09/2023 | Semi-detached |
| [Same street] 1 WILLIAMS ROAD, DONCASTER, SOUTH YORKSHIRE, DN5 8HW | £132,500 | 30/08/2023 | Semi-detached |
| 8 ST MARTINS AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 8JB | £240,000 | 25/08/2023 | Semi-detached |
| 27 BALDWIN AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 9BG | £210,000 | 25/08/2023 | Semi-detached |
| 36 CHURCHILL AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 9BQ | £197,000 | 12/07/2023 | Semi-detached |
| 7 CHURCHILL AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 9BQ | £185,000 | 09/06/2023 | Semi-detached |
| 23 BALDWIN AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 9BG | £225,000 | 31/03/2023 | Semi-detached |
| 21 PERRAN GROVE, CUSWORTH, DONCASTER, SOUTH YORKSHIRE, DN5 8UJ | £157,500 | 17/03/2023 | Semi-detached |
| 32 NEWBOLD TERRACE, DONCASTER, SOUTH YORKSHIRE, DN5 8HR | £138,000 | 14/12/2022 | Semi-detached |
| 45 ST MARTINS AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 8HZ | £240,000 | 02/12/2022 | Semi-detached |
| 9 ROTHESAY CLOSE, CUSWORTH, DONCASTER, SOUTH YORKSHIRE, DN5 8UN | £170,500 | 01/11/2022 | Semi-detached |
| [Same street] 10 WILLIAMS ROAD, DONCASTER, SOUTH YORKSHIRE, DN5 8HW | £153,000 | 18/08/2022 | Semi-detached |

**Street average:** £142,750 (2 sales)
**Area average:** £182,325 (20 sales)

## Price vs local average

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

- **Local average:** £183,120 (71 Semi-detached, DN5, 2024–2026)
- **Deviation:** -29%

## Rental Range

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

- **Low:** £618/mo
- **Realistic:** £687/mo
- **Optimistic:** £756/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Doncaster (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 End Terrace, Dominion Road, DN5 | £875/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Terraced House, Hunt Lane, DN5 | £675/mo | 2 | 0.7 miles | OpenRent |

**Average rent: £775/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.6% (weak for cashflow)
- **Max investor price (0.8%):** £96,875
- **Target investor price (1%):** £77,500

*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 £775/mo).*

- **Gross yield:** 7.2%
- **Cost-to-rent:** 14×
- **Monthly cashflow:** £161/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.1%

*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:** £2,131/m²

## Capital growth trend

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

- **5y growth:** 30.8%
- **10y growth:** 48.3%

## House Price Index (HM Land Registry)

*Official index for Doncaster; Semi-detached series; as of February 2026.*

- **1y growth (index):** 7.5%
- **5y growth (index):** 30%
- **10y growth (index):** 63.8%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

61 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£115,000 Nov 2023

Price per m²

£2,131/m²

Local average

£183,120 (-29%)

Deprivation

Decile 7 (22,928 of 33,755)

Street crime

263 incidents within 1 mile (Mar 2026)

Key features

3D Virtual Tour Available
Semi Detached Property
Two Bedrooms
Kitchen Diner
Lounge
Bathroom
Rear Enclosed Garden
No Chain
Popular Location
Garage With Shared Driveway

Additional details

Parking: Yes
Garden: Yes

Description

3D Virtual Tour Available- Take a closer, more detailed look around via our 3D Virtual Tour! Don't forget that you can also check availability for viewings online via a visit to our website...

Listed by

Bessacarr

The Property Hive

Reference: 128713703

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 15/11/2022

Current heating cost: £557/year

Potential heating cost: £422/year

Est. upgrade cost to C: £12,675

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
Cavity wall insulation (£500 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 2

EPC Graphs

EPC 1

FENSA Certificates

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

FENSA Certificate #9144989

Property Details

Street: 13 Williams Road

Town: DONCASTER

Postcode: DN5 8HW

Installation Details

Items: 1 door

Certificate Issued: 22/10/2012

Work Completed: 11/10/2012

This certificate data was retrieved from FENSA's database

FENSA Certificate #16164798 Recent

Property Details

Street: 13 Williams Road

Town: DONCASTER

Postcode: DN5 8HW

Installation Details

Items: 2 doors

Certificate Issued: 11/02/2024

Work Completed: 02/02/2024

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

46% since 2013

Event	Date	Price	% change
Sold	30/11/2023 (2 years ago)	£115,000	+45.6%
Sold	15/02/2013 (13 years ago)	£79,000	—

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
31 CLEARWELL CROFT, CUSWORTH, DONCASTER, SOUTH YORKSHIRE, DN5 8UL	£150,000	20/01/2026	Semi-detached
23 CHURCHILL AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 9BQ	£245,000	05/01/2026	Semi-detached
48 FAIRFIELD ROAD, DONCASTER, SOUTH YORKSHIRE, DN5 9BW	£132,500	18/12/2025	Semi-detached
30 FAIRFIELD ROAD, DONCASTER, SOUTH YORKSHIRE, DN5 9BW	£138,000	22/08/2025	Semi-detached
75 ST MARTINS AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 8JA	£272,000	18/07/2025	Semi-detached
34 CHURCHILL AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 9BQ	£148,000	26/02/2025	Semi-detached
36 REGENT GROVE, DONCASTER, SOUTH YORKSHIRE, DN5 8HS	£155,000	31/07/2024	Semi-detached
43 CLEARWELL CROFT, CUSWORTH, DONCASTER, SOUTH YORKSHIRE, DN5 8UL	£190,000	27/11/2023	Semi-detached
24 RAYMOND ROAD, DONCASTER, SOUTH YORKSHIRE, DN5 9PP	£153,000	27/10/2023	Semi-detached
20 NEWLANDS DRIVE, DONCASTER, SOUTH YORKSHIRE, DN5 8HU	£115,000	15/09/2023	Semi-detached
87 ST MARTINS AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 8JA	£185,000	08/09/2023	Semi-detached
Same street 1 WILLIAMS ROAD, DONCASTER, SOUTH YORKSHIRE, DN5 8HW	£132,500	30/08/2023	Semi-detached
8 ST MARTINS AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 8JB	£240,000	25/08/2023	Semi-detached
27 BALDWIN AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 9BG	£210,000	25/08/2023	Semi-detached
36 CHURCHILL AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 9BQ	£197,000	12/07/2023	Semi-detached
7 CHURCHILL AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 9BQ	£185,000	09/06/2023	Semi-detached
23 BALDWIN AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 9BG	£225,000	31/03/2023	Semi-detached
21 PERRAN GROVE, CUSWORTH, DONCASTER, SOUTH YORKSHIRE, DN5 8UJ	£157,500	17/03/2023	Semi-detached
32 NEWBOLD TERRACE, DONCASTER, SOUTH YORKSHIRE, DN5 8HR	£138,000	14/12/2022	Semi-detached
45 ST MARTINS AVENUE, DONCASTER, SOUTH YORKSHIRE, DN5 8HZ	£240,000	02/12/2022	Semi-detached
9 ROTHESAY CLOSE, CUSWORTH, DONCASTER, SOUTH YORKSHIRE, DN5 8UN	£170,500	01/11/2022	Semi-detached
Same street 10 WILLIAMS ROAD, DONCASTER, SOUTH YORKSHIRE, DN5 8HW	£153,000	18/08/2022	Semi-detached

Street average: £142,750 (2 sales)

Area average: £182,325 (20 sales)

Capital growth trend

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

5y growth 30.8%

10y growth 48.3%

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

1y (index) 7.5%

5y (index) 30%

10y (index) 63.8%

Rental Range

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

Low £618/mo

Realistic £687/mo

Optimistic £756/mo

Based on Local Authority from postcode lookup → Doncaster.

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

Location

Map view View on Google Maps View on OpenStreetMap Street View DN5 8HW

Nearby

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

Type	Name	Distance
Bus stop	Newlands Drive/Newbold Terrace	0.1 miles
Bus stop	York Road/Newlands Drive	0.1 miles
Shop	Furniture Factors	0.2 miles
Shop	Plumbing Trade Supplies	0.2 miles
Train station	Bentley (South Yorkshire)	0.7 miles
Train station	Doncaster	1.2 miles
Hospital	Doncaster Royal Infirmary	2.0 miles
Hospital	Tickhill Road	2.8 miles

Street-level crime

Category	Count
Violence and sexual offences	101
Anti-social behaviour	37
Shoplifting	30
Public order	21
Burglary	14
Other crime	14
Criminal damage and arson	13
Vehicle crime	12
Other theft	10
Robbery	7
Possession of weapons	3
Drugs	1
Total incidents	263

Within 1 mile during Mar 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
Scawsby Junior Academy	Primary	0.3 miles	Outstanding — 20 Apr 2015
Scawsby Saltersgate Infant School	Primary	0.3 miles	Good — 10 Nov 2014
Kirkby Avenue Primary School	Primary	0.4 miles	Outstanding — 16 Jun 2015
Scawthorpe Sunnyfields Primary School	Primary	0.4 miles	Good — 6 Jul 2017
Bentley High Street Primary School	Primary	0.8 miles	— (Inspected (no overall grade))

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 End Terrace, Dominion Road, DN5	£875/mo	2	0.33 miles	OpenRent
2 Bed Terraced House, Hunt Lane, DN5	£675/mo	2	0.7 miles	OpenRent

Average rent: £775/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.6%

Max investor price (0.8%) £96,875

Target investor price (1%) £77,500

Gross yield 7.2%

Cost-to-rent ratio 14×

Monthly cashflow £161/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 5.1%

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).