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Rotherham Buy-to-Let Guide

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

    Rotherham isn’t exactly famous for property investment, but this South Yorkshire town might have some hidden charms when it comes to UK buy-to-let opportunities.

    There’s some affordable property on offer, but Rotherham has been identified as a town with a lower average rental yield in the past.

    So, how does Rotherham’s property investment scene stand currently?

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      Rotherham Aerial View

      Buy-to-Let Property Prices in Rotherham

      According to Rightmove, Rotherham property had an average price of £171,413 in 2023. This makes Rotherham substantially cheaper than the UK average, which (as of November 2023) stood at £284,950.

      The average figure is similar to 2022 and is 12% higher than the 2020 average.

      But is this subdued growth set to continue? Property experts Savills forecast that the Yorkshire and The Humber region, where Rotherham is located, is set to grow 20.2% over the next few years leading to 2028. This is among the highest amounts, along with the North West and North East regions.

      Learn More: Get the latest buy-to-let costs and decipher the best UK buy-to-let locations with RWinvest’s insights.

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      Rotherham Minster

      Buy-to-Let Rental Market in Rotherham

      According to, the average monthly rent in Rotherham is £880 PCM. This is significantly cheaper than the UK average of £1,268 PCM calculated by HomeLet.

      The chronic undersupply of private rental properties continues across the UK, pushing average rents ever higher. According to the BBC, Rotherham is no exception to this trend towards rapidly rising rents, as the average rent increased by 10.8% in a year (January figure).

      The area has also experienced a rise in private renting over the last decade. The proportion of Rotherham households in the private rental sector increased from 11.3% in 2011 to 15% in 2021. Learn more about investing in real estate in the uk with our free guide.

      With demand rising and seemingly no end to the shortage of rental properties, average rents are expected to continue to increase across the UK.

      Rotherham came last in Rightmove’s latest ‘Happy at Home Index’, implying it may not be the best choice for rental demand. When deciding on a location for your buy-to-let venture, choosing an attractive area is important to appeal to tenants and keep them satisfied with the residential property investment in the long run.  This type of investment is attractive for some passive income UK investors looking for new purchases.

      But Rotherham’s location may be a draw for renters as Sheffield is nearby, with links to Leeds and Nottingham.

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      Rotherham Aerial View

      Buy-to-Let Investment in Rotherham: Area Breakdown

      Rotherham town centre is relatively small and a primarily commercial area with good transport links via Rotherham Central train station.

      The town centre has suburbs and villages, such as Rawmarsh and Parkgate to the north and Eastwood to the east, with good access to the town centre and affordable property.

      There are also further out villages such as Bramley and Ravenfield. Wickersley and Moorgate to the south are popular with commuters due to their proximity to motorways. Further out again from the Rotherham area, you can find separate towns such as Swinton and Maltby.

      Previous reports have found a wide disparity in the Rotherham housing market, with property in the costliest areas, such as Wickersley, costing over five times as much as in the cheapest districts on average. These pricey areas are more concentrated to the south of Rotherham.


      Average Property Prices in Eastwood

      The average property price in this area is £99,235.

      Average Rental Yield in Eastwood

      The average rental yield in this area is 7.58%.

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        Rotherham public footpath


        Average Property Prices in Rawmarsh

        The average property price in this area is £164,500.

        Average Rental Yield in Rawmarsh

        The average rental yield in this area is 6.15%.

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        Average Property Prices in Wickersley

        The average property price in this area is £254,049.

        Average Rental Yield in Wickersley

        The average rental yield in this area is 3.33%.

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          Average Property Prices in Swinton

          The average property price in this area is £149,668.

          Average Rental Yield in Swinton

          The average rental yield in this area is 4.82%

          (Average property prices were taken from Rightmove in late 2023, and the rental yield estimates were calculated with figures from in the same period)

          What is the Best Area of Rotherham to Invest in?

          Generally, a high rental yield can be achieved in Rotherham thanks to the relatively lower property prices on offer. The best average yields can be found in the more inner-city areas, like Eastwood, where the property prices are exceptionally low. However, Eastwood has had some bad press in recent years, meaning the suburb and surrounding areas may not be that appealing to prospective tenants.

          While the village of Rawmarsh is sometimes considered a more deprived area, the S62 postcode has been called one of the top 20 places in the UK for a family home based on local amenities. As a more affordable area, a good rental yield can be achieved here. Parkgate, which is classed as a ward of Rawmarsh, is even cheaper for property and can offer a higher gross average rental yield of 6.96%.

          The S65 postcode is also home to University Centre Rotherham, a £10.5 million new facility for students and adult learners in the heart of Rotherham.

          Many of the surrounding villages are too expensive to give a high rental yield, but there may be good deals in separate towns such as Swinton.

          Rotherham street view

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


          While some areas of Rotherham haven’t had the best reputation over the years, the local council are committed to turning this unflattering image around. Transformational regeneration projects are one way to do this and breathe fresh life into some rundown areas.

          Rotherham’s council has secured over £19.5 million of funding from the government’s Levelling Up Fund, adding to the support already provided by the Rotherham Town Deal.

          In particular, the council are targeting the Rotherham town centre with a renewal programme taking place across the whole area. Forge Island is a multi-million-pound flagship development as part of the town centre’s wider masterplan for renewal, creating a new leisure destination.

          The Riverside Garden development will act as a gateway to Forge Island and add a riverside walk and some fresh green spaces to central Rotherham. This new, improved waterside will be built on derelict sites, bringing disused areas into use and providing better access to the new town centre attractions.

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            Construction site

            Rotherham New-Builds

            An increasing lack of supply to meet the growing need for housing has led to a boom in popularity for new-build properties across the UK.

            A New Housing Project Development by Rotherham Council, for example, works with both the public and private sectors to nurture and boost the level of new residential developments within the region.

            Despite a higher price point, new-builds are particularly sought after by buyers as a result of lower maintenance costs involved. Newer properties are also typically outfitted with the latest amenities and technology, making them particularly attractive to tenants.

            More Information: Keep up-to-date with the latest market trends; take a look at the RWinvest Manchester New Builds guide!

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              Off-Plan Property in Rotherham

              Increased levels of regeneration within a region typically lead to more opportunities for investors along the line. As mentioned,  the projected regenerative growth promised by Rotherham Council is likely good news for the local property investment market particularly those looking at new-build properties.

              However, whilst new-builds generate a high level of demand, they often come with a higher price tag than most residential properties. Luckily, one way to mitigate this cost is through off-plan investment.

              With this strategy, investors will buy a property or unit while it is still in the development/planning stage, usually at a below-market cost. Off-plan properties can also be purchased through flexible payment plans, allowing even more affordability for investors.

              Read More: Want to know more? Explore topics like off-plan property in Grimsby and the latest UK buy-to-let hotpots with our recent area guides!

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

                Rotherham can offer a buy-to-let investor some good deals, and the average rental yields are high compared to other regions, especially those in the south of England, such as London buy-to-let. But overall, an investor is likely to find higher average yields elsewhere. For example, according to Zoopla, apartments for sale in Liverpool usually have one of the highest average gross rental yields in the country, standing at 7.21%.

                The Yorkshire and The Humber region is also forecast to have good capital value growth in the next few years, meaning Rotherham property is well-placed to benefit. However, according to Savills, other UK regions, such as the North West and the North East, are also forecasted to experience 20.2% growth.

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                  Want to Invest in Rotherham in 2024?

                  Rotherham has some advantages from the perspective of a buy-to-let investor, including comparatively affordable property and decent rental yields. While it has suffered from a bad reputation in the past, there are ongoing projects set to improve the desirability of Rotherham as a residential area, which may result in more promising future rental demand, rental growth, and capital appreciation.

                  Rotherham could be considered an up-and-coming destination for buy-to-let, but major cities are often more attractive to prospective tenants and offer better reliability when it comes to capital appreciation of property.

                  Discover UK buy-to-let hotspots with our recent area guides:

                  Map of Rotherham

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                  Jessica Ferris

                  Jessica is a property content writer at RWinvest. Keeping a close eye on the UK property market, Jessica helps our readers stay informed and up to date on the latest market news and statistics.


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