# 2 bedroom semi-detached house for sale (DN11 8GF) ## Property Details | Key | Value | |-----|-------| | Address | Ashwood Grove, Bircotes, Doncaster, South Yorkshire, DN11, DN11 8GF | | Price | £155,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Last sold | £155,000 | ## Description This stylish and newly built semi-detached house is the ideal choice for those seeking a comfortable and modern living space. Boasting two double bedrooms, a lounge, a kitchen/dining room, a downstairs W/C, an enclosed rear garden, and off-road parking with an electric car charger, this property truly offers everything you need. As you step into the house, you'll be greeted by a welcoming ambiance, thanks to the contemporary design and excellent use of space. The spacious lounge provides the perfect setting for relaxation. The kitchen/dining room offers ample space to prepare and enjoy delicious meals with family and friends, creating lasting memories. The two double bedrooms are thoughtfully designed to provide comfort and tranquility. With plenty of space for your furnishings, you can create your own personal haven within these rooms. The modern bathroom features elegant fixtures and fittings, ensuring a refreshing and rejuvenating experience every time. One of the standout features of this property is the enclosed rear garden, which offers a private outdoor space for gatherings, gardening, or simply enjoying the fresh air. Parking will never be an issue, as this property provides off-road parking for your convenience. Additionally, the inclusion of an electric car charger ensures that you can embrace sustainable living and effortlessly charge your electric vehicle at home. Whether you're a first-time buyer looking to settle into a comfortable and contemporary home or an investor seeking a lucrative opportunity, this property ticks all the boxes. Its prime location on Ashwood Grove grants easy access to a range of local schools, making it an ideal choice for families. Furthermore, the proximity to various amenities ensures that your day-to-day needs are met with ease. Don't miss out on the chance to own this fantastic property. Book your viewing today! **SecureSale**This property is being sold using our SecureSale system which includes a buyers information pack and reservation agreement. The buyers information pack contains the TA6, TA10, Land Registry Documentation including Sale Deeds and searches including the Local, Environmental, Water, Drainage and if necessary a mining search. This is designed to speed up the conveyancing process and provide buyers and their solicitors with as much information about their purchase as possible from the outset. The buyer is required to pay Nicholsons Estate Agents a fee of £350 for the buyers information pack, this is reduced to £250 if a buyer chooses to use our recommended solicitor, this fee is paid once a buyers offer has been accepted and they have been fully financially qualified. The legal pack will remove the fee for searches which a buyer would ordinarily need to pay their own lawyer. The reservation agreement stops either party just walking away or attempting to renegotiate the price after an offer is accepted. With our Secure process, once the offer has been agreed, both Buyer and Seller sign a Reservation Agreement, the property is then formally withdrawn from the market and both are bound by the terms within. If either party withdraw and break the agreement then the innocent party is entitled to a guaranteed compensation payment. This gives both parties security and peace of mind that the sale is secure and means that you reduce the risk of fall throughs. **Accommodation **** ****Entrance Hallway**1.60m x 1.02m **Living Room**4.18m x 3.75m **Kitchen/Diner**2.29m x 3.75m **Ground Floor WC**1.60m x 0.87m** ****First Floor Landing**** ****Bedroom One**3.21m x 3.71m **Bedroom Two**2.39m x 3.75m **Family Bathroom**1.60m x 1.65m **General Remarks and Stipulations****Tenure and Possession: **The Property is Freehold and vacant possession will be given upon completion.**Council Tax:** We are advised by Bassetlaw District Council that this property is in **Band A****Services: **Mains water, electricity and drainage are connected along with a gas fired central heating system. Please note, we have not tested the services or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.**Floorplan: **The floorplans within these particulars are for identification purposes only, they are representational and are not to scale. Accuracy and proportions should be checked by prospective purchasers at the property.**Money Laundering Regulations: **In accordance with Anti Money Laundering Regulations, buyers will be required to provide proof of identity once an offer has been accepted (subject to contract) prior to solicitors being instructed.**General: **Whilst every care has been taken with the preparation of these particulars, they are only a general guide to the property. These Particulars do not constitute a contract or part of a contract ## Property Photos - ![Photo](/listings/photos/153895070/647479) - ![Photo](/listings/photos/153895070/647480) - ![Photo](/listings/photos/153895070/647481) - ![Photo](/listings/photos/153895070/647482) - ![Photo](/listings/photos/153895070/647484) - ![Photo](/listings/photos/153895070/647485) - ![Photo](/listings/photos/153895070/647488) - ![Photo](/listings/photos/153895070/647491) - ![Photo](/listings/photos/153895070/647493) - ![Photo](/listings/photos/153895070/647496) - ![Photo](/listings/photos/153895070/647498) - ![Photo](/listings/photos/153895070/647500) - ![Photo](/listings/photos/153895070/647502) - ![Photo](/listings/photos/153895070/647506) - ![Photo](/listings/photos/153895070/647510) - ![Photo](/listings/photos/153895070/647513) - ![Photo](/listings/photos/153895070/647514) ## Floorplans - ![Floorplan 1](/listings/photos/153895070/647516) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/153895070/647518) - EPC 1 ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 6 NORFOLK GROVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8AY | £111,000 | 21/11/2025 | Semi-detached | | 16 SUFFOLK ROAD, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8BD | £152,000 | 14/11/2025 | Semi-detached | | 6 WINCHESTER MEWS, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8ER | £133,000 | 16/08/2024 | Semi-detached | | 41 CHURCH ROAD, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8DY | £130,000 | 06/12/2023 | Semi-detached | | [Same street] 18 ASHWOOD GROVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8GF | £229,995 | 29/09/2023 | Detached | | 25 ESSEX ROAD, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8BS | £158,500 | 25/09/2023 | Semi-detached | | 1 NORFOLK GROVE, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8AY | £155,000 | 22/12/2022 | Semi-detached | | 35 SUFFOLK ROAD, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8BE | £125,000 | 25/10/2022 | Semi-detached | | 8 WINCHESTER MEWS, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8ER | £128,000 | 19/10/2022 | Semi-detached | | 44 NORFOLK ROAD, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8EA | £132,500 | 09/09/2022 | Semi-detached | | 1 ESSEX ROAD, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8BS | £147,000 | 09/09/2022 | Semi-detached | | 46 DROVERSDALE ROAD, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8BB | £145,000 | 31/08/2022 | Semi-detached | | 27 GALWAY ROAD, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8BJ | £121,000 | 15/07/2022 | Semi-detached | | 20 WHITEHOUSE ROAD, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8EG | £154,000 | 08/07/2022 | Semi-detached | | 26 WHITEHOUSE ROAD, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8EG | £130,000 | 11/05/2022 | Semi-detached | | 58 DROVERSDALE ROAD, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8BA | £165,000 | 06/05/2022 | Semi-detached | | 17 ESSEX ROAD, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8BS | £117,000 | 06/05/2022 | Semi-detached | | 8 WHITEHOUSE COURT, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8SJ | £158,000 | 07/04/2022 | Semi-detached | | 38 GALWAY ROAD, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8BW | £125,000 | 31/03/2022 | Semi-detached | | 25 WHITEHOUSE COURT, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8SJ | £150,000 | 11/03/2022 | Semi-detached | | 46 ESSEX ROAD, BIRCOTES, DONCASTER, BASSETLAW, NOTTINGHAMSHIRE, DN11 8BT | £165,000 | 20/01/2022 | Semi-detached | **Street average:** £229,995 (1 sale) **Area average:** £140,100 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £191,127 (51 Semi-detached, DN11, 2024–2026) - **Deviation:** -18.9% ## Rental Range *ONS Price Index of Private Rents (Yorkshire and The Humber). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £770/mo - **Realistic:** £855/mo - **Optimistic:** £941/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 Semi-Detached House, Forterra Way, DN11 | £890/mo | 2 | 0.05 miles | OpenRent | **Average rent: £890/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.57% (weak for cashflow) - **Max investor price (0.8%):** £111,250 - **Target investor price (1%):** £89,000 *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 £890/mo).* - **Gross yield:** 6.9% - **Cost-to-rent:** 14.5× - **Monthly cashflow:** £166/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 4.4% *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:** 31% - **10y growth:** 60.1% ## House Price Index (HM Land Registry) *Official index for Yorkshire and The Humber; Semi-detached series; as of March 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 23% - **10y growth (index):** 58.3% ## 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)