Where to Buy Property Investments in Doncaster: Yields of 5.6%
Gross rental yields in Doncaster reach 5.6% in DN12 (Conisbrough, Edlington), with average sold prices sitting 40.6% below the England average. The latest HM Land Registry data puts Doncaster's average sold price at £173,424 against England's £291,865. The borough's population reached 308,106 at the 2021 Census, up 1.89% from 302,402 in 2011.
A 30% deposit on Doncaster's cheapest postcode starts from £48,851 in DN1. Across all 12 postcodes, asking prices range from £162,836 to £326,810, and nine postcodes have sufficient rental data to calculate gross yields. For investors comparing buy-to-let properties across the north of England, Doncaster's combination of low entry prices and double-digit five-year growth across most postcodes puts it firmly in the conversation for property investment in Yorkshire.
This guide covers the Metropolitan Borough of Doncaster (ONS code E08000017), a large local authority area in South Yorkshire stretching from the town centre to surrounding towns including Mexborough, Conisbrough, Thorne, Bawtry, and Rossington. It sits east of Sheffield, with Leeds and the wider Yorkshire region to the north and west. All property data is broken down across Doncaster's 12 postcodes: DN1, DN2, DN3, DN4, DN5, DN6, DN7, DN8, DN10, DN11, DN12, and S64.
Article updated: March 2026
Doncaster Buy-to-Let Market Overview 2026
Doncaster's property market combines some of the lowest entry prices in Yorkshire with improving growth momentum across most postcodes.
- Average sold price: £173,424 (40.6% below England's £291,865)
- Asking price range: £162,836 (DN1) to £326,810 (DN10)
- Rental yields: 4.3% (DN5) to 5.6% (DN12) across 9 postcodes with rental data
- Rental income: Monthly rents from £670.80 (DN1) to £1,052.10 (DN3)
- Price per sq ft: House prices from £105/sq ft (DN1) to £236/sq ft (DN10)
- Market activity: Sales ranging from 6 per month (DN1) to 66 per month (DN4)
- Deposit requirements: 30% deposits range from £48,851 (DN1) to £98,043 (DN10)
- Affordability ratios: Property prices from 4.7 to 9.3 times Doncaster's median annual salary of £34,967
Contents
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by Robert Jones, Founder of Property Investments UK
With two decades in UK property, Rob has been investing in buy-to-let since 2005, and uses property data to develop tools for property market analysis.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: March 2026. All data is presented as provided by our sources without adjustments or amendments.
Why Invest in Doncaster?
Doncaster is a metropolitan borough in South Yorkshire with a population of 308,106 (2021 Census), up 1.89% from 302,402 in 2011. The borough sits at the junction of the A1(M), M18, and M180 motorways, and Doncaster railway station is a major stop on the East Coast Main Line with direct services to London King's Cross in around 1 hour 40 minutes.
That transport connectivity has made Doncaster one of the largest logistics and distribution hubs in the north of England. The iPort inland port handles major occupiers including Amazon, IKEA, and Lidl, while Robin Hood Airport (now Doncaster Sheffield Airport, currently closed) previously served the region. The borough's employment base extends across healthcare, public services, retail, and advanced manufacturing.
The median gross weekly salary in Doncaster is £672.40, equating to £34,967 per year. This is marginally above the Yorkshire and The Humber regional median of £669.90 per week, but 10.6% below the Great Britain median of £752.40 per week. The employment rate stands at 75.3% with unemployment at 3.8%.
Doncaster Economic Summary
- Population: 308,106 (2021 Census). Growth of 1.89% from 2011.
- Median annual salary: £34,967 (Doncaster), £34,835 (Yorkshire and The Humber), £39,125 (Great Britain)
- Employment rate: 75.3% (Doncaster)
- Unemployment rate: 3.8% (Doncaster)
- Key employment sectors: logistics and distribution, healthcare, public services, retail and wholesale, advanced manufacturing
Source: ONS Census 2021, Nomis Labour Market Profile (ASHE 2025, Employment 2024)
Best Places to Live in Doncaster
Doncaster's 12 postcodes cover everything from the urban town centre to rural villages 15 miles east. DN3 (Armthorpe, Barnby Dun) sits near the M18 junction and draws families with newer housing stock, reflected in its £1,052.10 average monthly rent and 37% turnover rate. DN5 (Bentley, Sprotbrough) splits between the affordable terraces of Bentley and the higher-value village of Sprotbrough along the River Don. DN11 (Rossington, Tickhill) offers a semi-rural character south of the town centre, while DN10 (Bawtry, Misson) operates as a distinct market town with the borough's highest asking prices at £326,810.
DN1 (Town Centre, Bennetthorpe) has the lowest asking prices at £162,836 and sits closest to the railway station and town centre amenities. The town centre is the focus of the £20m masterplan, with DN4 (Balby, Hexthorpe) directly adjacent and recording 66 property sales per month. The eastern postcodes (DN7, DN8) cover former mining communities around Hatfield, Stainforth, Thorne, and Moorends, where the Unity Yorkshire development is adding 3,000 new homes.
Regeneration and Investment in Doncaster
Over £52m in active investment is directed at Doncaster's housing supply, employment base, and town centre infrastructure across three major projects. The largest, Unity Yorkshire, spans 250 hectares and targets 3,000 homes and 7,000 jobs. A £32m digital tech hub is under construction adjacent to Doncaster railway station, and £20m is committed to the town centre masterplan.
- Unity Yorkshire (Under Construction): This former Hatfield Colliery site spans 250 hectares and is expected to deliver over 3,000 homes and 7,000 jobs across a mixed-use development. The site falls within DN7 and DN8, where five-year asking price growth already stands at 19.3% and 26.4% respectively. Updates at Business Doncaster.
- Gateway One Digital Tech Hub (Completion 2027, £32m): A 52,000 sq ft digital technology hub adjacent to Doncaster railway station, designed to attract tech and creative-sector employers. The project adds professional employment capacity to a market where the median salary sits marginally above the regional average. Updates at Willmott Dixon.
- Doncaster Town Centre Masterplan (In Progress, £20m): A £20m investment package including £7m for the market redevelopment and £5m for property acquisition across the town centre. The masterplan covers DN1, where asking prices of £162,836 are the lowest in the borough. Updates at Doncaster Council.
Doncaster Property Market Analysis
When was the last house price crash in Doncaster?
Doncaster is in the Metropolitan Borough of Doncaster, so all sold property prices from HM Land Registry are available at this local authority level. The data below covers January 1995 to December 2025.
Doncaster's crash and recovery pattern sets it apart from most northern cities. While many areas bottomed out in 2009 and recovered within six to eight years, Doncaster experienced a double dip. Prices fell in 2008-09, bounced briefly, then slid to new lows in 2013. Recovery to pre-crash levels took nearly 12 years.
- 1995-2007 (The Boom): Prices rose from £33,818 (January 1995) to £120,655 (October 2007), a 257% increase over 12 years. Cheap credit, buy-to-let expansion, and regeneration of former mining communities drove the market.
- 2008-2009 (The Financial Crisis): From the October 2007 peak of £120,655, prices fell to £102,308 by February 2009. The worst annual change reading hit -13.3% in February 2009. Flats declined fastest at -14.4%, followed by terraced houses at -13.9%, semi-detached at -13.0%, and detached at -12.4%. England's peak-to-trough decline measured 18.2% (September 2007 to March 2009), while Yorkshire and The Humber fell 17.6% (October 2007 to March 2009).
- 2010-2013 (The Double Dip): Prices briefly recovered to £109,752 in June 2010 with a 7.7% annual reading, but the recovery stalled. By March 2013, the average had fallen to £97,759, a new low sitting 19.0% below the October 2007 peak. This double-dip pattern, where prices undercut the initial crash trough, distinguishes Doncaster from cities like Sheffield and Leeds that found their floor in 2009.
- 2014-2016 (Slow Recovery): From £102,940 in January 2014, prices climbed gradually through £113,983 by June 2016, but remained below pre-crash levels throughout this period.
- 2017-2019 (Pre-Pandemic): Annual growth ranged between 1% and 5%. Prices finally passed the pre-crash peak in April 2019 at £120,842, nearly 12 years after the October 2007 high of £120,655.
- 2020-2022 (Pandemic Surge): The stamp duty holiday and shifting demand pushed prices from £122,361 (January 2020) to £161,369 (December 2022), a 31.9% increase in three years.
- 2023 (Rate Shock): Growth paused. Prices reached £155,342 in June 2023 and December 2023 showed an annual change of -3.2%.
- 2024-2025 (Current): Growth returned through 2024-25. December 2025 recorded £173,424 with year-on-year growth of 4.3%, setting a new all-time high.
Long-Term Growth from Land Registry Data
- 5 years (2020-2025): 33.1% growth (£130,304 to £173,424)
- 10 years (2015-2025): 58.7% growth (£109,248 to £173,424)
- 15 years (2010-2025): 66.7% growth (£104,041 to £173,424)
- 20 years (2005-2025): 59.8% growth (£108,494 to £173,424)
- 30 years (1995-2025): 387.5% growth (£35,577 to £173,424)
The 20-year growth figure (59.8%) is lower than the 15-year figure (66.7%) because the 2005 starting price of £108,494 was already elevated from the pre-crash boom, while the 2010 starting price of £104,041 captured the post-crash dip. Doncaster's long recovery means the 20-year return underperformed markets that bounced back faster.
Source: HM Land Registry House Price Index for Doncaster, January 1995 to December 2025.
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View Property DealsSold House Prices in Doncaster
Doncaster's average sold price of £173,424 sits £118,441 below England's £291,865, a 40.6% discount. The gap widens further for flats and maisonettes, where Doncaster's £91,702 is 58.2% below the England average of £219,340. This is the largest discount of any property type, reflecting both the type of flatted stock in the borough and the concentration of lower-value apartment blocks in postcodes like DN1 and DN4.
| Property Type | Doncaster Average | England Average | Difference |
|---|---|---|---|
| Detached houses | £264,333 | £471,667 | -44.0% |
| Semi-detached houses | £170,520 | £289,135 | -41.0% |
| Terraced houses | £135,233 | £244,830 | -44.8% |
| Flats and maisonettes | £91,702 | £219,340 | -58.2% |
| All property types | £173,424 | £291,865 | -40.6% |
Detached houses in Doncaster average £264,333, 44.0% below England's £471,667. Detached stock ranges from former mining village properties in DN12 and DN6 through to larger family homes in DN10 (Bawtry) and DN5 (Sprotbrough), which explains the wide pricing spread across postcodes.
Semi-detached houses at £170,520 are 41.0% below the England average of £289,135. This is the dominant property type across much of the borough, particularly in DN4 (Balby, Hexthorpe) where 66 properties sell per month, and in the suburban postcodes of DN3 and DN11.
Terraced houses average £135,233, sitting 44.8% below England's £244,830. Terraced stock is concentrated in the older areas closer to the town centre, including DN1, DN2, and DN4, where Victorian and Edwardian terraces make up a significant proportion of the housing mix.
Flats and maisonettes at £91,702 carry the deepest discount at 58.2% below England's £219,340. Doncaster's flatted stock is limited compared to larger cities, with most concentrated in DN1 (town centre) and DN4. The low volume of transactions in this segment can produce more volatile pricing.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: March 2026. All data is presented as provided by our sources without adjustments or amendments.
Price Per Square Foot in Doncaster
DN1 (Town Centre, Bennetthorpe) records the lowest price per square foot in Doncaster at £105/sq ft. At the other end, DN10 (Bawtry, Misson) reaches £236/sq ft, more than double the town centre rate. The spread of £131/sq ft between cheapest and most expensive tells a story about the borough's internal diversity. For context, Doncaster's cheapest postcode at £105/sq ft sits among some of the cheapest places to buy in England on a per-square-foot basis.
| Rank | Area | Price Per Sq Ft |
|---|---|---|
| 1 | DN1 (Town Centre, Bennetthorpe) | £105 |
| 2 | DN12 (Conisbrough, Edlington) | £156 |
| 3 | DN6 (Adwick le Street, Askern) | £165 |
| 4 | DN8 (Thorne, Moorends) | £171 |
| 5 | S64 (Mexborough, Swinton) | £173 |
| 6 | DN2 (Intake, Wheatley) | £177 |
| 7 | DN7 (Dunscroft, Hatfield, Stainforth) | £185 |
| 8 | DN4 (Balby, Hexthorpe) | £189 |
| 9 | DN5 (Bentley, Sprotbrough) | £198 |
| 10 | DN11 (Rossington, Tickhill) | £216 |
| 11 | DN3 (Armthorpe, Barnby Dun) | £220 |
| 12 | DN10 (Bawtry, Misson) | £236 |
The bottom five postcodes (DN1, DN12, DN6, DN8, S64) all sit under £175/sq ft. These are predominantly former mining and industrial communities where terraced and semi-detached housing stock keeps the cost per square foot low. DN4 at £189/sq ft sits in the mid-range despite being the busiest sales market, reflecting its mix of older terraces and some new-build development in Hexthorpe.
DN10 (Bawtry, Misson) at £236/sq ft reflects the rural premium in Doncaster's easternmost postcode. Bawtry is a small market town with a distinct character from the rest of the borough, and lower transaction volumes (11 sales per month) mean individual high-value sales carry more weight in the average.
For Sale Asking Prices in Doncaster
The gap between Doncaster's cheapest and most expensive postcodes is £163,974. DN1 (Town Centre, Bennetthorpe) has the lowest mean asking price at £162,836, while DN10 (Bawtry, Misson) reaches £326,810. Strip out DN10, and the remaining 11 postcodes fall within a £67,608 range from £162,836 to £230,444. The mean asking price across all 12 Doncaster postcodes is £215,244.
| Rank | Area | Mean Asking Price |
|---|---|---|
| 1 | DN1 (Town Centre, Bennetthorpe) | £162,836 |
| 2 | DN12 (Conisbrough, Edlington) | £167,154 |
| 3 | DN8 (Thorne, Moorends) | £189,636 |
| 4 | S64 (Mexborough, Swinton) | £196,528 |
| 5 | DN6 (Adwick le Street, Askern) | £212,846 |
| 6 | DN4 (Balby, Hexthorpe) | £213,825 |
| 7 | DN2 (Intake, Wheatley) | £219,456 |
| 8 | DN5 (Bentley, Sprotbrough) | £220,284 |
| 9 | DN7 (Dunscroft, Hatfield, Stainforth) | £220,538 |
| 10 | DN11 (Rossington, Tickhill) | £222,575 |
| 11 | DN3 (Armthorpe, Barnby Dun) | £230,444 |
| 12 | DN10 (Bawtry, Misson) | £326,810 |
Four postcodes have mean asking prices under £200,000: DN1, DN12, DN8, and S64. These represent the lowest entry points in the borough. DN12 is notable within this group because it also delivers the highest gross yield (5.6%) and strong five-year growth (28.7%). For investors tracking below market value properties or repossessed houses, Doncaster's asking prices are already among the lowest in Yorkshire at the local authority level.
The mid-range cluster (DN4 through DN11, £213,825 to £222,575) is tightly bunched within £8,750. Five postcodes sit in this narrow band, making the differences between them less about price and more about rental income, growth trajectory, and turnover rates covered in the sections below.
House Price Growth in Doncaster
Ten of Doncaster's 12 postcodes have delivered double-digit five-year growth. DN5 (Bentley, Sprotbrough) leads at 30.1% over five years, having also posted the strongest three-year figure at 18.4%. The two exceptions are DN4 (7.8%) and DN1 (5.4%), both town-centre-adjacent postcodes where price growth has lagged the wider borough.
| Area | 1 Year | 3 Years | 5 Years |
|---|---|---|---|
| DN5 (Bentley, Sprotbrough) | 1.3% | 18.4% | 30.1% |
| DN3 (Armthorpe, Barnby Dun) | 4.1% | 8.4% | 29.3% |
| DN12 (Conisbrough, Edlington) | -0.4% | 13.1% | 28.7% |
| S64 (Mexborough, Swinton) | 4.4% | 8.8% | 28.3% |
| DN8 (Thorne, Moorends) | 11.2% | 13.5% | 26.4% |
| DN2 (Intake, Wheatley) | 1.8% | -0.5% | 23.4% |
| DN10 (Bawtry, Misson) | 18.0% | 13.7% | 22.9% |
| DN7 (Dunscroft, Hatfield, Stainforth) | 5.3% | 0.1% | 19.3% |
| DN6 (Adwick le Street, Askern) | 5.3% | -1.2% | 17.8% |
| DN11 (Rossington, Tickhill) | 4.3% | 3.4% | 11.2% |
| DN4 (Balby, Hexthorpe) | -3.1% | 0.5% | 7.8% |
| DN1 (Town Centre, Bennetthorpe) | -5.6% | -7.3% | 5.4% |
DN8 (Thorne, Moorends) stands out for its one-year growth of 11.2%, the second-highest short-term figure behind DN10's 18.0%. DN8 combines this momentum with no rental data available, making it a postcode where the growth story is easier to see than the income story. DN10's 18.0% one-year growth from a base of £326,810 reflects its low-volume, high-value character where individual sales can swing the average.
Three postcodes show negative one-year growth: DN1 (-5.6%), DN4 (-3.1%), and DN12 (-0.4%). DN1 and DN4 are the two most central postcodes, where the five-year growth has also been weakest. DN12's one-year dip of -0.4% contrasts with its strong five-year figure of 28.7%, suggesting a pause rather than a reversal. Read this alongside the yield data below, where DN12 leads the borough at 5.6%.
Monthly Property Sales in Doncaster
Liquidity varies sharply across the borough, with an 11x gap between the busiest and quietest postcodes. DN4 (Balby, Hexthorpe) records 66 sales per month, nearly double the next busiest postcode (DN5 at 37). That volume reflects the area's mix of affordable terraced housing, proximity to the town centre, and a 20% turnover rate. DN1, at the other end, records just 6 sales per month, consistent with its smaller residential footprint and concentration of commercial property.
| Area | Sales Per Month | Turnover | Asking Price |
|---|---|---|---|
| DN4 (Balby, Hexthorpe) | 66 | 20% | £213,825 |
| DN5 (Bentley, Sprotbrough) | 37 | 17% | £220,284 |
| DN11 (Rossington, Tickhill) | 34 | 17% | £222,575 |
| DN3 (Armthorpe, Barnby Dun) | 32 | 37% | £230,444 |
| S64 (Mexborough, Swinton) | 31 | 23% | £196,528 |
| DN6 (Adwick le Street, Askern) | 27 | 17% | £212,846 |
| DN7 (Dunscroft, Hatfield, Stainforth) | 23 | 16% | £220,538 |
| DN2 (Intake, Wheatley) | 21 | 21% | £219,456 |
| DN12 (Conisbrough, Edlington) | 19 | 21% | £167,154 |
| DN8 (Thorne, Moorends) | 19 | 20% | £189,636 |
| DN10 (Bawtry, Misson) | 11 | 6% | £326,810 |
| DN1 (Town Centre, Bennetthorpe) | 6 | 19% | £162,836 |
DN3 (Armthorpe, Barnby Dun) has the highest turnover rate at 37%, nearly double the borough average. Armthorpe's location near the M18 and its mix of established housing with newer developments creates a market where properties change hands frequently. This high turnover, combined with the highest rent in the borough (£1,052.10) and 5.5% yield, makes it a postcode where the income and liquidity data both point in the same direction.
DN10's turnover of just 6% is the lowest in the borough by a wide margin. With 11 sales per month from an asking price of £326,810, this postcode operates as a distinct sub-market. The low volume and high values mean individual transactions carry outsized influence on the averages.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: March 2026. All data is presented as provided by our sources without adjustments or amendments.
Doncaster Rental Market Analysis
For investors weighing up whether rental property is a worthwhile investment in Doncaster, the data below breaks down average monthly rents and gross rental yields across the borough's postcodes.
Nine of Doncaster's 12 postcodes have sufficient rental data to calculate yields, with monthly rents ranging from £670.80 (DN1) to £1,052.10 (DN3) and yields from 4.3% to 5.6%. If you are looking to build a property portfolio in Yorkshire, Doncaster's low asking prices mean the cash required to enter the market is lower than in Sheffield or Leeds, even if headline yields are more modest.
Average Rent & Gross Rental Yields in Doncaster
DN12 (Conisbrough, Edlington) delivers the highest gross yield in Doncaster at 5.6%, generated by a monthly rent of £785.20 against an asking price of £167,154. The lowest yield among postcodes with data is DN5 (Bentley, Sprotbrough) at 4.3%, where the higher asking price of £220,284 dilutes the rental return despite reasonable rents of £783.90 per month. Three postcodes (DN7, DN8, DN10) have insufficient rental data to calculate yields.
| Area | Average Monthly Rent | Asking Price | Gross Yield |
|---|---|---|---|
| DN12 (Conisbrough, Edlington) | £785.20 | £167,154 | 5.6% |
| DN3 (Armthorpe, Barnby Dun) | £1,052.10 | £230,444 | 5.5% |
| DN1 (Town Centre, Bennetthorpe) | £670.80 | £162,836 | 4.9% |
| DN11 (Rossington, Tickhill) | £902.20 | £222,575 | 4.9% |
| DN6 (Adwick le Street, Askern) | £807.30 | £212,846 | 4.6% |
| DN4 (Balby, Hexthorpe) | £824.20 | £213,825 | 4.6% |
| DN2 (Intake, Wheatley) | £821.60 | £219,456 | 4.5% |
| S64 (Mexborough, Swinton) | £731.00 | £196,528 | 4.5% |
| DN5 (Bentley, Sprotbrough) | £783.90 | £220,284 | 4.3% |
| DN7 (Dunscroft, Hatfield, Stainforth) | Not enough data | £220,538 | Not enough data |
| DN8 (Thorne, Moorends) | Not enough data | £189,636 | Not enough data |
| DN10 (Bawtry, Misson) | Not enough data | £326,810 | Not enough data |
DN3 (Armthorpe, Barnby Dun) commands the highest monthly rent at £1,052.10, but its higher asking price of £230,444 brings the yield to 5.5% rather than topping the table. The rent in DN3 is £149.90 per month more than the next highest area (DN11 at £902.20), reflecting the demand from families drawn to Armthorpe's transport links and newer housing stock.
The yield spread across the nine data-reporting postcodes is narrow at 1.3 percentage points (4.3% to 5.6%). This compressed range means the difference between the highest and lowest yielding postcodes translates to a relatively small gap in annual rental income relative to capital deployed. The bigger variables between postcodes are growth trajectory and liquidity, covered in the tables above.
Is Doncaster Rent High?
The median gross weekly salary in Doncaster is £672.40, which equates to £2,914 per month or £34,967 per year. This is marginally above the Yorkshire and The Humber regional median of £669.90 per week and below the Great Britain median of £752.40 per week. Data from the Nomis Labour Market Profile (ASHE 2025).
Rent as a percentage of gross monthly income ranges from 23.0% in DN1 to 36.1% in DN3. DN3's figure is the highest in the borough by five percentage points, reflecting its £1,052.10 monthly rent, the most expensive across all Doncaster postcodes. The majority of postcodes fall between 25% and 29%, a range that sits within typical affordability thresholds for single-income tenants.
| Rank | Area | Rent as % of Income |
|---|---|---|
| 1 | DN3 (Armthorpe, Barnby Dun) | 36.1% |
| 2 | DN11 (Rossington, Tickhill) | 31.0% |
| 3 | DN4 (Balby, Hexthorpe) | 28.3% |
| 4 | DN2 (Intake, Wheatley) | 28.2% |
| 5 | DN6 (Adwick le Street, Askern) | 27.7% |
| 6 | DN12 (Conisbrough, Edlington) | 26.9% |
| 7 | DN5 (Bentley, Sprotbrough) | 26.9% |
| 8 | S64 (Mexborough, Swinton) | 25.1% |
| 9 | DN1 (Town Centre, Bennetthorpe) | 23.0% |
| — | DN7 (Dunscroft, Hatfield, Stainforth) | Not enough data |
| — | DN8 (Thorne, Moorends) | Not enough data |
| — | DN10 (Bawtry, Misson) | Not enough data |
DN1's rent-to-income ratio of 23.0% is the lowest in the borough. While this reflects the lowest monthly rent (£670.80), it also indicates that DN1 tenants are spending a smaller share of their income on housing compared to other Doncaster postcodes. This ratio can influence void rates and tenant retention, since tenants facing less financial pressure from rent are less likely to move for savings elsewhere.
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Are House Prices High in Doncaster? Price-to-Earnings Ratios
Purchasing a property in Doncaster requires between 4.7 and 9.3 times the median annual salary. This is based on the Nomis Labour Market Profile for Doncaster showing the median gross annual income for Doncaster residents is £34,967.
The national benchmark, calculated as England's average sold price (£291,865) divided by Great Britain's median annual salary (£39,125), sits at 7.5x. Eleven of Doncaster's 12 postcodes fall below this national benchmark. Only DN10 (Bawtry, Misson) at 9.3x exceeds it, reflecting its position as the borough's premium sub-market.
| Rank | Area | Price-to-Earnings Ratio |
|---|---|---|
| 1 | DN1 (Town Centre, Bennetthorpe) | 4.7x |
| 2 | DN12 (Conisbrough, Edlington) | 4.8x |
| 3 | DN8 (Thorne, Moorends) | 5.4x |
| 4 | S64 (Mexborough, Swinton) | 5.6x |
| 5 | DN4 (Balby, Hexthorpe) | 6.1x |
| 6 | DN6 (Adwick le Street, Askern) | 6.1x |
| 7 | DN2 (Intake, Wheatley) | 6.3x |
| 8 | DN5 (Bentley, Sprotbrough) | 6.3x |
| 9 | DN7 (Dunscroft, Hatfield, Stainforth) | 6.3x |
| 10 | DN11 (Rossington, Tickhill) | 6.4x |
| 11 | DN3 (Armthorpe, Barnby Dun) | 6.6x |
| 12 | DN10 (Bawtry, Misson) | 9.3x |
DN1 and DN12 sit at 4.7x and 4.8x respectively, the most affordable in the borough relative to local incomes. These are the two cheapest postcodes by asking price. A 4.7x ratio means a property at the mean asking price costs less than five years of the local median gross salary, well below the national benchmark of 7.5x.
Nine postcodes cluster between 5.4x and 6.6x, all sitting below the national benchmark of 7.5x. This concentration means that across the majority of the borough, property prices sit at roughly five-and-a-half to six-and-a-half times local earnings. Only DN10 (Bawtry, Misson) at 9.3x exceeds the national benchmark, reflecting its position as the borough's premium sub-market with a mean asking price of £326,810.
Deposit Requirements in Doncaster
A 30% deposit is the standard requirement for most buy-to-let mortgage products. In Doncaster, that ranges from £48,851 in DN1 to £98,043 in DN10. Excluding DN10, every other postcode requires a 30% deposit under £70,000. The difference between DN1 and the borough's second-cheapest postcode (DN12 at £50,146) is just £1,295. Use a stamp duty calculator to factor in transaction costs alongside the deposit, and review the full breakdown of buy-to-let costs to build a complete acquisition budget.
| Rank | Area | 30% Deposit Required |
|---|---|---|
| 1 | DN1 (Town Centre, Bennetthorpe) | £48,851 |
| 2 | DN12 (Conisbrough, Edlington) | £50,146 |
| 3 | DN8 (Thorne, Moorends) | £56,891 |
| 4 | S64 (Mexborough, Swinton) | £58,958 |
| 5 | DN6 (Adwick le Street, Askern) | £63,854 |
| 6 | DN4 (Balby, Hexthorpe) | £64,147 |
| 7 | DN2 (Intake, Wheatley) | £65,837 |
| 8 | DN5 (Bentley, Sprotbrough) | £66,085 |
| 9 | DN7 (Dunscroft, Hatfield, Stainforth) | £66,161 |
| 10 | DN11 (Rossington, Tickhill) | £66,772 |
| 11 | DN3 (Armthorpe, Barnby Dun) | £69,133 |
| 12 | DN10 (Bawtry, Misson) | £98,043 |
For investors exploring rent to buy or no-deposit investment routes, Doncaster's sub-£50,000 entry point in DN1 is among the lowest of any metropolitan borough in South Yorkshire. The tight clustering of seven postcodes between £63,854 and £69,133 means most of the borough requires a broadly similar capital commitment, with the real differentiation coming from the yield and growth profiles outlined above.
What the Doncaster Data Tells Buy-to-Let Investors
DN12 (Conisbrough, Edlington) leads on yield at 5.6%, with an asking price of £167,154 and a 30% deposit of £50,146. DN3 (Armthorpe, Barnby Dun) follows at 5.5% yield and adds the borough's highest rent (£1,052.10), highest turnover (37%), and strong five-year growth (29.3%). These two postcodes combine income data with liquidity data. Investors looking at investment properties in Doncaster will find that the data concentration in these postcodes is stronger across multiple metrics than anywhere else in the borough.
Five-year growth is strongest in the western and eastern postcodes: DN5 (30.1%), DN3 (29.3%), DN12 (28.7%), S64 (28.3%), and DN8 (26.4%). These postcodes all sit between £167,154 and £230,444 in asking price, and all have delivered over 25% five-year growth. The central postcodes (DN1 and DN4) have grown more slowly at 5.4% and 7.8% over the same period. For those looking at off-market properties, the lower-profile postcodes in the east (DN8, DN7) may offer less competition.
DN1 shows negative growth over one and three years (-5.6% and -7.3% respectively), with only modest positive movement of 5.4% over five years. DN4 is also negative over one year (-3.1%) and flat over three years (0.5%). Both postcodes have the lowest price-to-earnings ratios (4.7x and 6.1x) and the lowest asking prices within the central cluster, but the growth data does not match the income data. Three postcodes (DN7, DN8, DN10) have no rental data available, which limits the ability to assess income performance in those areas.
Doncaster operates a selective licensing scheme in parts of the borough. Investors holding or acquiring rental properties in designated areas will need to factor licensing fees and compliance requirements into their running costs.
How Doncaster Compares
Doncaster's mean asking price of £215,244 positions it between Hull (£172,613) and Bradford (£219,292) in the Yorkshire comparison. The borough's top gross yield of 5.6% sits below Bradford (11.7%), Hull (8.4%), and Sheffield (7.5%), with only Wakefield (5.5%) lower. Bradford's 11.7% figure is driven by BD1 (Bradford city centre), which operates as a high-yield outlier within that borough.
| Location | Mean Asking Price | Mean Monthly Rent | Top Gross Yield |
|---|---|---|---|
| Hull | £172,613 | £752 | 8.4% |
| Doncaster | £215,244 | £820 | 5.6% |
| Bradford | £219,292 | £828 | 11.7% |
| Sheffield | £238,489 | £901 | 7.5% |
| Wakefield | £252,745 | £875 | 5.5% |
Hull offers the lowest entry price at £172,613, which is £42,631 less than Doncaster, and delivers higher yields at 8.4%. The trade-off is in rent levels: Hull's mean monthly rent of £752 is £68 below Doncaster's £820. For investors comparing yield alone, Hull's numbers are stronger. For those looking at absolute rental income, Doncaster's higher rent is a factor.
Sheffield sits £23,245 above Doncaster on mean asking price but offers a top yield of 7.5%. Sheffield's larger city economy, two universities, and broader tenant pool generate higher rents (£901 vs £820) that more than compensate for the higher asking prices. Bradford's top yield of 11.7% (driven by BD1) exceeds all other locations in this comparison, though its mean asking price of £219,292 and mean rent of £828 are closely matched with Doncaster's. Wakefield at £252,745 mean asking price has the lowest top yield of the group at 5.5%.
Investors comparing best buy-to-let areas across Yorkshire will find that Doncaster's data profile is defined more by its low entry prices and recent growth momentum than by headline yields. The five-year growth of up to 30.1% at postcode level, combined with 30% deposits starting from £48,851, positions Doncaster at the affordable end of the Yorkshire market.
Frequently Asked Questions
Which Doncaster postcodes have the highest rental yields?
DN12 (Conisbrough, Edlington) at 5.6% and DN3 (Armthorpe, Barnby Dun) at 5.5%. DN12's yield comes from £785.20 monthly rent against an asking price of £167,154. DN3 commands the borough's highest rent at £1,052.10 per month. Nine of 12 postcodes have sufficient rental data to calculate yields, with the three data gaps (DN7, DN8, DN10) in the eastern and rural parts of the borough.
What are the main areas of Doncaster?
Doncaster's 12 postcodes split into four broad zones. The town centre and inner suburbs cover DN1, DN2, and DN4 (Bennetthorpe, Intake, Wheatley, Balby, Hexthorpe). The western postcodes include DN5 (Bentley, Sprotbrough), DN6 (Adwick le Street, Askern), DN12 (Conisbrough, Edlington), and S64 (Mexborough, Swinton). The eastern postcodes take in DN3 (Armthorpe), DN7 (Dunscroft, Hatfield, Stainforth), and DN8 (Thorne, Moorends). The southern and rural areas cover DN11 (Rossington, Tickhill) and DN10 (Bawtry, Misson).
Is Doncaster a good place to live?
Doncaster combines East Coast Main Line rail access (London King's Cross in 1 hour 40 minutes, Leeds in under 30 minutes) with some of the lowest property prices in South Yorkshire. The borough covers over 220 square miles, mixing the urban town centre with suburban villages and rural countryside to the east. The 2021 Census recorded a population of 308,106. Average asking prices start from £162,836 in DN1, and the median gross annual salary for residents is £34,967, marginally above the Yorkshire and The Humber regional figure.
How does Doncaster compare to Sheffield for property investment?
Sheffield has higher yields (7.5% vs 5.6%), higher rents (£901 vs £820), and higher asking prices (£238,489 vs £215,244). Sheffield's two universities generate year-round tenant demand across a larger city economy with more diverse employment sectors. Doncaster's lower entry prices mean 30% deposits start from £48,851 in DN1 versus higher minimums in Sheffield. Both are in South Yorkshire, around 20 miles apart, and serve different segments of the rental market.
Does Doncaster have HMO licensing for buy-to-let investors?
Doncaster Council operates a selective licensing scheme covering designated areas of the borough. Mandatory HMO licensing applies to properties occupied by five or more people forming two or more households, as it does across England. Additional licensing may apply in specific wards, with fees, property standards, and management conditions varying by scheme. Doncaster does not have a university, so HMO demand is driven by working professionals and benefit tenants rather than students. Investors planning shared accommodation conversions need to check which licensing scheme applies to their target postcode before committing.
Can I find buy-to-let property under £200,000 in Doncaster?
Four postcodes have mean asking prices under £200,000: DN1 at £162,836, DN12 at £167,154, DN8 at £189,636, and S64 at £196,528. DN12 stands out with the highest gross yield (5.6%) and 28.7% five-year growth. Individual properties below the postcode averages are available across most areas, particularly terraced houses (Land Registry average £135,233) and semi-detached houses (£170,520). Renovation properties in these postcodes may offer further entry below the average.