# 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)
- ![Photo](/listings/photos/128713703/412748)
- ![Photo](/listings/photos/128713703/412762)
- ![Photo](/listings/photos/128713703/412765)
- ![Photo](/listings/photos/128713703/412767)
- ![Photo](/listings/photos/128713703/412769)
- ![Photo](/listings/photos/128713703/412773)
- ![Photo](/listings/photos/128713703/412774)
- ![Photo](/listings/photos/128713703/412776)
- ![Photo](/listings/photos/128713703/412778)
- ![Photo](/listings/photos/128713703/412780)
- ![Photo](/listings/photos/128713703/412781)
- ![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)