Sold STC Semi-detached

12 ARNOLD AVENUE

RETFORD, NOTTINGHAMSHIRE DN22 7JT

2 beds 1 baths 78 m² Listed 5 Aug 2022 (-1410d)

£160,000

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# 2 bedroom semi-detached house for sale (DN22 7JT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 ARNOLD AVENUE, RETFORD, NOTTINGHAMSHIRE DN22 7JT |
| Price | £160,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £155,000 Dec 2022 |

## Description

This period semi-detached home is located on Arnold Avenue, a popular cul-de-sac situated on the outskirts of Retford town centre. The property features two reception rooms, a fitted kitchen, two double bedrooms and a re-fitted shower room. Externally, the property also features an enclosed lawned garden to the rear as well as a detached garage and workshop.

EPC rating: D. Council tax band: A, Tenure: Freehold,

## Property Photos

- ![Photo](/listings/photos/125760125/530545)
- ![Photo](/listings/photos/125760125/530546)
- ![Photo](/listings/photos/125760125/530547)
- ![Photo](/listings/photos/125760125/530548)
- ![Photo](/listings/photos/125760125/530549)
- ![Photo](/listings/photos/125760125/530550)
- ![Photo](/listings/photos/125760125/530551)
- ![Photo](/listings/photos/125760125/530552)

## Floorplans

- ![Floorplan](/listings/photos/125760125/530553) - Floorplan

## EPC Graphs

- ![EPC Certificate](/listings/photos/125760125/530554) - EPC Certificate

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #1470002
- **Address:** 12 Arnold Avenue, Retford, DN22 7JT
- **Certificate Issued:** 23/02/2004
- **Work Completed:** 20/10/2003
- **Items:** 15 window(s), 2 door(s)

### FENSA Certificate #1469995
- **Address:** 12 Arnold Avenue, Retford, DN22 7JT
- **Certificate Issued:** 23/02/2004
- **Work Completed:** 03/11/2003
- **Items:** 4 window(s)

### FENSA Certificate #16414676
- **Address:** 12 Arnold Avenue, RETFORD, DN22 7JT
- **Certificate Issued:** 04/08/2024
- **Work Completed:** 22/07/2024
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 ARNOLD AVENUE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7JT | £155,000 | 16/12/2022 | Semi-detached |
| 12 ARNOLD AVENUE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7JT | £102,000 | 12/04/2013 | 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 |
|---------|-------|------|------|
| 7 PEEL AVENUE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7JU | £171,250 | 14/11/2025 | Semi-detached |
| 13 PEEL AVENUE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7JU | £158,000 | 12/12/2023 | Semi-detached |
| 26 ALLISON AVENUE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7JS | £215,000 | 15/12/2022 | Semi-detached |
| 68 GROVE ROAD, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7JN | £173,000 | 18/11/2022 | Semi-detached |
| [Same street] 30 ARNOLD AVENUE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7JT | £180,000 | 12/07/2022 | Semi-detached |
| 26 ALLISON AVENUE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7JS | £127,500 | 10/02/2022 | Semi-detached |
| 18 BLOSSOM GROVE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7XH | £190,000 | 03/09/2021 | Semi-detached |
| 16 BLOSSOM GROVE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7XH | £180,000 | 29/06/2021 | Semi-detached |

**Street average:** £180,000 (1 sale)
**Area average:** £173,536 (7 sales)

## Price vs local average

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

- **Local average:** £199,441 (47 Semi-detached, DN22, 2024–2026)
- **Deviation:** -19.8%

## Rental Range

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

- **Low:** £645/mo
- **Realistic:** £717/mo
- **Optimistic:** £789/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £549/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 Flat, Retford, DN22 | £795/mo | 2 | 1.26 miles | OpenRent |

**Average rent: £795/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £99,375
- **Target investor price (1%):** £79,500

*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 £795/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.8×
- **Monthly cashflow:** £60/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.6%

*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).*

## Capital growth trend

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

- **5y growth:** 22.4%
- **10y growth:** 41.4%

## House Price Index (HM Land Registry)

*Official index for Bassetlaw; Semi-detached series; as of March 2026.*

- **1y growth (index):** 4.1%
- **5y growth (index):** 25.4%
- **10y growth (index):** 64.2%

## 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

78 m²

Last sold

£155,000 Dec 2022

Local average

£199,441 (-19.8%)

Deprivation

Decile 9 (29,444 of 33,755)

Street crime

28 incidents within 1 mile (Apr 2026)

Key features

PERIOD SEMI-DETACHED HOME
TWO DOUBLE BEDROOMS
TWO RECEPTION ROOMS
FITTED KITCHEN
RE-FITTED SHOWER ROOM
ENCLOSED LAWNED REAR GARDEN
GARAGE & DRIVEWAY
POPULAR CUL-DE-SAC LOCATION
TENURE-FREEHOLD
EPC RATING 'D'

Additional details

Heating: Gas central
Parking: Yes
Garden: Yes

Description

Listed by

Retford

The Property Franchise Group

Reference: 125760125

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Certificate

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #1470002

Property Details

Street: 12 Arnold Avenue

Town: Retford

Postcode: DN22 7JT

Installation Details

Items: 15 windows and 2 doors

Certificate Issued: 23/02/2004

Work Completed: 20/10/2003

This certificate data was retrieved from FENSA's database

FENSA Certificate #1469995

Property Details

Street: 12 Arnold Avenue

Town: Retford

Postcode: DN22 7JT

Installation Details

Items: 4 windows

Certificate Issued: 23/02/2004

Work Completed: 03/11/2003

This certificate data was retrieved from FENSA's database

FENSA Certificate #16414676 Recent

Property Details

Street: 12 Arnold Avenue

Town: RETFORD

Postcode: DN22 7JT

Installation Details

Items: 1 door

Certificate Issued: 04/08/2024

Work Completed: 22/07/2024

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

52% since 2013

Event	Date	Price	% change
Sold	16/12/2022 (3 years ago)	£155,000	+52%
Sold	12/04/2013 (13 years ago)	£102,000	—

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
7 PEEL AVENUE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7JU	£171,250	14/11/2025	Semi-detached
13 PEEL AVENUE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7JU	£158,000	12/12/2023	Semi-detached
26 ALLISON AVENUE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7JS	£215,000	15/12/2022	Semi-detached
68 GROVE ROAD, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7JN	£173,000	18/11/2022	Semi-detached
Same street 30 ARNOLD AVENUE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7JT	£180,000	12/07/2022	Semi-detached
26 ALLISON AVENUE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7JS	£127,500	10/02/2022	Semi-detached
18 BLOSSOM GROVE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7XH	£190,000	03/09/2021	Semi-detached
16 BLOSSOM GROVE, RETFORD, BASSETLAW, NOTTINGHAMSHIRE, DN22 7XH	£180,000	29/06/2021	Semi-detached

Street average: £180,000 (1 sale)

Area average: £173,536 (7 sales)

Capital growth trend

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

5y growth 22.4%

10y growth 41.4%

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

1y (index) 4.1%

5y (index) 25.4%

10y (index) 64.2%

Rental Range

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

Low £645/mo

Realistic £717/mo

Optimistic £789/mo

Based on Local Authority from postcode lookup → Bassetlaw.

LHA (30th percentile) floor for North Nottingham: £549/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View DN22 7JT

Nearby

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

Type	Name	Distance
Bus stop	Allison Avenue	0.1 miles
Shop	Goosemoor Produce	0.4 miles
Train station	Retford	1.1 miles
Shop	Unknown	1.2 miles
Hospital	Unknown	1.9 miles
Hospital	Rampton Secure Hospital	3.7 miles
Train station	Worksop	8.1 miles

Street-level crime

Category	Count
Violence and sexual offences	9
Anti-social behaviour	6
Criminal damage and arson	3
Other theft	3
Public order	2
Burglary	1
Drugs	1
Other crime	1
Possession of weapons	1
Shoplifting	1
Total incidents	28

Within 1 mile during Apr 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
Bracken Lane Primary Academy	Primary	0.6 miles	Good — 14 Feb 2013
Thrumpton Primary Academy	Primary	0.7 miles	Good — 16 Jun 2014
Ordsall Primary School	Primary	1.1 miles	Good — 17 Jul 2022
St Swithun's Church of England Primary Academy	Primary	1.3 miles	Requires improvement — 30 Oct 2022
St Giles School	Other	1.7 miles	Good — 11 Jan 2013

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 Flat, Retford, DN22	£795/mo	2	1.26 miles	OpenRent

Average rent: £795/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%

Max investor price (0.8%) £99,375

Target investor price (1%) £79,500

Gross yield 6%

Cost-to-rent ratio 16.8×

Monthly cashflow £60/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.6%

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).

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