# 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)