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Doncaster Buy-to-Let Guide

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    Everything You Need to Know About Doncaster Buy-to-Let

    Doncaster often flies under the radar when it comes to Yorkshire cities. But, with affordable property and solid rental demand, it’s easy to see why it has caught the attention of investors.

    Doncaster only gained city status in 2022, and this up-and-coming South Yorkshire locale has a lot going for it as a buy-to-let destination.

    But how does Doncaster indeed stack up in the world of property investment? This guide will give you an expansive look into the city’s buy-to-let investment market.

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      Buy-to-Let Property Prices in Doncaster

      According to Rightmove, the average sold property in Doncaster in 2023 sold for around £180,808 – around the same value as the 2022 average and up 11% compared to 2020.

      The average Doncaster property price is significantly cheaper than the UK average of £287,782, as presented in the October 2023 UK House Price Index by HM Land Registry, potentially implying plenty of solid property deals within Doncaster.

      The UK property market has been experiencing sluggish growth recently, but property experts Savills forecast that there will be a return to higher capital growth within the next few years. The Yorkshire and the Humber regions of England, where Doncaster is situated, are predicted to grow 20.2% by 2028.

      Learn More: Discover how to make money from property with our 2024 investment guides, covering everything from stamp duty for second homes to the latest housing trends!

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      Buy-to-Let Rental Market in Doncaster

      The average rent in Doncaster is currently £719, according to, which is much more affordable than the UK average of £1,243 PCM, as per the HomeLet Rental Index.

      Rental demand in Doncaster is reported to be especially high due to a chronic supply-demand imbalance, pushing rents higher in the city over the last few years. According to the BBC, rents in Doncaster rose 4.8% in the past year.

      Although rent is comparatively low in the Doncaster area, higher rental yields can be found in certain regions, owing to the lower initial investment costs involved with pursuing a rental property for sale there.

      More Information: If you’re struggling to calculate figures for a potential asset, take a look at our 2024 property investment calculator!

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        Investment Properties for Sale in Doncaster

        Doncaster offers a range of property types, including semi-detached, detached, and terraced properties. As mentioned, property prices in Doncaster are notably lower than the overall UK average, meaning there could be some solid investment opportunities in the area.

        According to Rightmove, Doncaster properties saw an overall average of £179,092 over the last year. The bulk of these sales were semi-detached properties, with an average price of 163,803, followed by terraced properties at £112,534. Terraced homes saw the lowest sales, with prices exceeding the national average, fetching £293,158.

        Overall, sold prices in Doncaster saw a 3% drop compared to the previous year and a 1% decrease on the 2021 peak of £181,143.



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        Buy-to-Let Investment in Doncaster: Area Breakdown

        Doncaster City Centre has some residential areas seen as convenient places to live with easy access to amenities and transport links. Many popular suburbs north of the centre include Bentley, Scawthorpe, and Wheatley Hills. Further out to the northeast are areas such as Armthorpe, Barnby Dun, Edenthorpe, and Hatfield.

        There are more sought-after suburbs to the south, like Balby, Rossington, and Bessacarr. There are also separate villages outside Doncaster that are popular with commuters, including Bawtry and Tickhill.

        Doncaster City Centre (DN1)

        Average Property Prices in Doncaster City Centre

        The average property price in this area is £125,207.

        Average Rental Yield in Doncaster City Centre

        The average rental yield in this area is 5.85%.

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          Average Property Prices in Bentley

          The average property price in this area is £119,033.

          Average Rental Yield in Bentley

          The average rental yield in this area is 7.09%.

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          Average Property Prices in Armthorpe

          The average property price in this area is £170,937.

          Average Rental Yield in Armthorpe

          The average rental yield in this area is 4.86%.

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            Average Property Prices in Bessacarr

            The average property price in this area is £246,443.

            Average Rental Yield in Bessacarr

            The average rental yield in this area is 3.77%.

            Doncaster Riveview


            Average Property Prices in Bawtry

            The average property price in this area is £296,956.

            Average Rental Yield in Bawtry

            The average rental yield in this area is 3.10%.

            (Average property prices taken from Rightmove in late 2023, and gross rental yield estimates calculated with figures from in late 2023)

            What is the Best Area of Doncaster to Invest in?

            High rental yields can be achieved in Doncaster City Centre (as covered by the DN1 postcode) and northern suburbs close to the centre, such as Bentley, where the property is more affordable. Suburbs further north have comparatively pricier property, but decent yields are still available.

            Suburbs in the south are popular, but the property is pricier, so rental yields are more modest. Villages like Bawtry are also expensive compared to central Doncaster.

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            Why You Should Consider a Buy-to-Let Investment in Doncaster


            Doncaster is exceptionally well situated and well connected regarding transport and convenience. The city offers easy access to major towns like Sheffield, Leeds and Manchester. This means the city attracts plenty of rental demand and investment and job opportunities, improving buy-to-let investors’ prospects.

            The city is located in the heart of the motorway system, with convenient access to the M18, M1, A1(M), M62 and the M180. This placement has made Doncaster the location of choice for many big businesses, including Amazon, contributing to the city’s growing economy.

            The city is also well-placed for rail links as it lies on the East Coast main line. Doncaster Train Station has been transformed thanks to recent regeneration, making it a more attractive gateway to the city. Another advantage is that trains to London are frequent and journeys can be made to the capital in just 88 minutes. Home to Doncaster College and University Centre, the city also hosts over 7,511 students. Learn more about the types of student accommodation for sale in the UK with our guide.

            Affordable Property

            As mentioned, Doncaster’s average property price is significantly cheaper than the UK average. The overall average for the city is over £100,000 less, and this average in certain areas is even more affordable again. In particular, the low prices of property in the city centre and inner suburbs have made them popular spots for buy-to-let.

            This is one of the main advantages of investing in Doncaster compared to many other areas, as the lower initial investment cost may lead to more generous returns in the future, especially for investors willing to play the long game and wait for sizable capital growth to occur. We have also published a useful guide on ways to explore to generate passive income in the UK property market.

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            Doncaster New-Builds

            New-build property investment is an emerging trend within the UK property market, attracting the attention of tenants and landlords alike.

            Being newly-built developments, there is almost no repair or renovation work needed before the property is ready to go to market. This means that tenants can move into the building almost immediately, and investors can see a much faster turnaround on rental returns.

            Doncaster City Council have implemented a range of new-build programmes, with the 5-year Housing Delivery plan hoping to promote “healthier, happier and longer lives” within the community. Phase 2 (2015-2025) of the plan is well underway, with the continued ongoing development of new-build family homes, apartments and bungalows.

            Considering recent market trends, investing in newly built properties such as these could lead to substantial capital appreciation and rental growth in the future.

            Read More: Discover more about this investment trend with our recent buy-to-let guides, covering everything from new-builds in Coventry to the latest UK hotspots!



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              Off-Plan Property in Doncaster

              While there are some advantages to investing in new-builds, they often come at a higher cost to older residential properties.

              Off-plan property investment is one way to invest in new-builds at a more affordable price.

              Off-plan investors get involved with a property before it has been built, meaning they can often secure a discounted price compared to standard market rates. Purchasing a property this early means that investors can benefit from higher capital appreciation at a lower cost; the closer an off-plan property gets to completion, the more its value will likely increase.

              As with most new-build investments, particularly those in desirable areas, strong rental demand is on offer, which could lead to higher yields in the long run.

              The best off-plan developments will be concentrated in significant investment cities like Liverpool and Manchester.

              There could be some off-plan opportunities in Doncaster, but investors could find more profitable deals in other areas.


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                How Does Doncaster Compare to Other UK Regions When It Comes to Buy-to-Let?

                In general, property in the North outperforms property in the South when it comes to affordable prices and rental yields. Doncaster definitely follows this trend with much more affordable property and an overall decent average rental yield, which is higher in some areas.

                It’s easy to see why Doncaster is gaining a reputation as an up-and-coming buy-to-let hotspot, but many investors still see more established cities as safer investments. Major northern cities such as Manchester and Liverpool also have average house prices that are cheaper than the overall UK figure, with properties for sale in Liverpool City Centre primarily known for high rental yields. For example, according to research by Zoopla, Liverpool’s average rental yield is 7.21%.

                Further Reading: Delve deeper into the North West rental market with RWinvest’s overview of buy-to-let property in Blackpool!

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                Want to Invest in Doncaster in 2024?

                Compared to buy-to-let properties in London or other more expensive regions, Doncaster has much to offer buy-to-let property investors, including comparatively cheaper property, high rental demand, and generous rental yields in certain parts of the city. It could be considered an up-and-coming city for property, but discounting more major cities may be a mistake.

                Targeting a smaller city to find an affordable property isn’t always necessary. Many big cities in certain regions, such as the North West, offer cheaper prices and are often more attractive to potential tenants.

                Take a look at some of our recent buy-to-let area guides for the latest insights:

                Map of Doncaster

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                Jessica Ferris

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                Jessica Ferris is a property writer at RWinvest, helping our readers stay ahead of property market trends with the latest news and statistics.

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