# 3 bedroom semi-detached house for sale (DN6 7HX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 18 LAKE ROAD, DONCASTER, WOODLANDS, SOUTH YORKSHIRE DN6 7HX |
| Price | £165,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 72 m² |
| Last sold | £165,000 Apr 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 28/03/2031
- **Current heating cost:** £444/year
- **Est. upgrade cost to C:** £14,900

### Recommendations
- W2 (£4,000 - £6,000)
- G (£350 - £450)
- 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/2216-3004-4207-8269-9204)

## Description

Offered for sale with vacant possession and no onward chain, this three-bedroom semi-detached home is ready for you to move straight into. Perfectly suited to first-time buyers or investors, the property enjoys a prime location close to motorway links, providing convenient access to nearby towns and cities. Early viewings are highly recommended to fully appreciate the size and layout of the accommodation on offer.  

Upon entering, you are greeted by a practical entrance porch, ideal for storing coats and shoes. The spacious living room is light and airy, with a large front-facing window and double doors leading through to the rear kitchen. Stairs to the first-floor landing are located off the living room.  

The stylish kitchen/breakfast area features sleek white gloss units complemented by modern work surfaces, an integrated oven and hob, and ample space for additional appliances. Sliding patio doors open out to the low-maintenance rear garden, creating a seamless flow between indoor and outdoor living.  

Upstairs, the first-floor landing provides access to three well-proportioned bedrooms, including two large doubles and a good-sized single, making it ideal for families or those in need of home office space. The family bathroom is fitted with a contemporary white three-piece suite, including a shower over the bath.  

Externally, the property boasts a driveway to the side, a neatly maintained front lawn, and a private rear garden with a range of outbuildings for additional storage or workshop space.  

Don’t miss out on this fantastic opportunity! To arrange a viewing, contact Rebecca at YOPA Doncaster online or by phone 24/7. Viewings are set to commence from 7th January.

EPC band: C

**Disclaimer**

Whilst we make enquiries with the Seller to ensure the information provided is accurate, Yopa makes no representations or warranties of any kind with respect to the statements contained in the particulars which should not be relied upon as representations of fact. All representations contained in the particulars are based on details supplied by the Seller. Your Conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. Please inform us if you become aware of any information being inaccurate.

**Money Laundering Regulations**

Should a purchaser(s) have an offer accepted on a property marketed by Yopa, they will need to undertake an identification check and asked to provide information on the source and proof of funds. This is done to meet our obligation under Anti Money Laundering Regulations (AML) and is a legal requirement.  We use a specialist third party service together with an in-house compliance team to verify your information. The cost of these checks is £70 +VAT per purchase, which is paid in advance, when an offer is agreed and prior to a sales memorandum being issued. This charge is non-refundable under any circumstances.

## Property Photos

- ![Eeab3c13-IMG_4786](/listings/photos/156279563/415638) - Eeab3c13-IMG_4786
- ![51cc7bcb-IMG_4781](/listings/photos/156279563/415639) - 51cc7bcb-IMG_4781
- ![F97a1b9c-IMG_4776](/listings/photos/156279563/415640) - F97a1b9c-IMG_4776
- ![B9edb753-IMG_4773](/listings/photos/156279563/415641) - B9edb753-IMG_4773
- ![Dce473aa-IMG_4779](/listings/photos/156279563/415642) - Dce473aa-IMG_4779
- ![9a4ba84b-IMG_4780](/listings/photos/156279563/415643) - 9a4ba84b-IMG_4780
- ![29193f04-IMG_4774](/listings/photos/156279563/415644) - 29193f04-IMG_4774
- ![7e457ba5-IMG_4768](/listings/photos/156279563/415645) - 7e457ba5-IMG_4768
- ![392f2de9-IMG_4765](/listings/photos/156279563/415646) - 392f2de9-IMG_4765
- ![4f73ba60-IMG_4767](/listings/photos/156279563/415647) - 4f73ba60-IMG_4767
- ![95063760-IMG_4770](/listings/photos/156279563/415648) - 95063760-IMG_4770
- ![4090af24-IMG_4783](/listings/photos/156279563/415649) - 4090af24-IMG_4783

## Floorplans

- ![IMG_5032](/listings/photos/156279563/415650) - IMG_5032

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 LAKE ROAD, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7HX | £165,000 | 11/04/2025 | Semi-detached |
| 18 LAKE ROAD, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7HX | £120,000 | 09/04/2008 | 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 |
|---------|-------|------|------|
| 29 SECOND AVENUE, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7QQ | £165,000 | 05/12/2025 | Semi-detached |
| [Same street] 11 LAKE ROAD, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7HX | £124,000 | 29/09/2023 | Semi-detached |
| 25 GRANGE ROAD, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7PY | £115,000 | 30/06/2023 | Semi-detached |
| 39 FOURTH AVENUE, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7QA | £120,000 | 21/12/2022 | Semi-detached |
| 33 SECOND AVENUE, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7QQ | £130,000 | 19/12/2022 | Semi-detached |
| 57 FIRST AVENUE, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7QJ | £131,000 | 24/11/2022 | Semi-detached |
| 57 FIRST AVENUE, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7QJ | £136,000 | 24/11/2022 | Semi-detached |
| 60 FIFTH AVENUE, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7PR | £139,000 | 30/09/2022 | Semi-detached |
| 20 FOURTH AVENUE, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7QA | £125,000 | 30/09/2022 | Semi-detached |
| 28 FIFTH AVENUE, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7PR | £140,000 | 18/08/2022 | Semi-detached |
| 19 SECOND AVENUE, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7QQ | £140,000 | 08/08/2022 | Semi-detached |
| 63 GRANGE ROAD, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7PZ | £125,000 | 21/07/2022 | Semi-detached |
| 97 COPPICE ROAD, HIGHFIELDS, DONCASTER, SOUTH YORKSHIRE, DN6 7JA | £78,000 | 06/07/2022 | Semi-detached |
| 41 GRANGE ROAD, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7PZ | £145,000 | 01/07/2022 | Semi-detached |
| 122 GREAT NORTH ROAD, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7HT | £107,500 | 30/06/2022 | Semi-detached |
| 21 SECOND AVENUE, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7QQ | £150,500 | 21/06/2022 | Semi-detached |
| 14 GRANGE ROAD, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7PT | £122,250 | 16/06/2022 | Semi-detached |
| 38 FIRST AVENUE, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7QL | £90,000 | 16/05/2022 | Semi-detached |
| 50 GRANGE ROAD, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7PZ | £136,000 | 21/04/2022 | Semi-detached |
| 28 FOURTH AVENUE, WOODLANDS, DONCASTER, SOUTH YORKSHIRE, DN6 7QA | £150,000 | 08/04/2022 | Semi-detached |
| 139 COPPICE ROAD, HIGHFIELDS, DONCASTER, SOUTH YORKSHIRE, DN6 7JA | £120,000 | 28/02/2022 | Semi-detached |

**Street average:** £124,000 (1 sale)
**Area average:** £128,263 (20 sales)

## Price vs local average

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

- **Local average:** £164,035 (52 Semi-detached, DN6, 2024–2026)
- **Deviation:** +0.6%

## 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):** £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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Coppice Road, DN6 | £850/mo | 3 | 0.19 miles | OpenRent |
| 3 Bed Terraced House, Coppice Road, DN6 | £675/mo | 3 | 0.19 miles | OpenRent |
| 3 Bed Terraced House, Third Avenue, DN6 | £850/mo | 3 | 0.21 miles | OpenRent |
| 3 Bed Terraced House, Coppice Road, DN6 | £600/mo | 3 | 0.22 miles | OpenRent |
| 3 Bed Terraced House, Coppice Road, DN6 | £800/mo | 3 | 0.22 miles | OpenRent |
| 3 Bed End Terrace, South Street, DN6 | £795/mo | 3 | 0.24 miles | OpenRent |
| 3 Bed Semi-Detached House, Coppice Road, DN6 | £1,100/mo | 3 | 0.3 miles | OpenRent |
| 3 Bed Semi-Detached House, Coppice Road, DN6 | £1,000/mo | 3 | 0.3 miles | OpenRent |
| 3 Bed Terraced House, South Street, DN6 | £595/mo | 3 | 0.32 miles | OpenRent |
| 3 Bed Semi-Detached House, Welfare Road, DN6 | £1,050/mo | 3 | 0.33 miles | OpenRent |
| 3 Bed Terraced House, South Street, DN6 | £875/mo | 3 | 0.39 miles | OpenRent |
| 3 Bed Terraced House, South Street, DN6 | £875/mo | 3 | 0.39 miles | OpenRent |
| 3 Bed Semi-Detached House, Great North Road, DN6 | £750/mo | 3 | 0.73 miles | OpenRent |
| 3 Bed Detached House, Great North Road, DN6 | £850/mo | 3 | 0.75 miles | OpenRent |
| 3 Bed Semi-Detached House, Green Lane, DN6 | £750/mo | 3 | 0.78 miles | OpenRent |

**Average rent: £828/mo (15 listings)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*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 £850/mo).*

- **Gross yield:** 6.2%
- **Cost-to-rent:** 16.2×
- **Monthly cashflow:** £90/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.3%

*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:** £2,292/m²

## Capital growth trend

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

- **5y growth:** 20.9%
- **10y growth:** 54.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4%
- **5y growth (index):** 26.4%
- **10y growth (index):** 62.5%

## 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)