Apartment 28, Stone Arches, York Road, Doncaster, South Yorkshire DN5 8AD

Description

A wonderful opportunity to acquire this 2 bedroom modern apartment, with well proportioned and versatile living accommodation, and benefitting from double glazing and electric heating. The property will prove popular with both the owner occupier and investment markets in this area of high rental demand. Potential rents are circa £850pcm (£10,200 per annum) based on properties of a similar style.

Accommodation

Communal Entrance Hall; Entrance Hall; Lounge/Kitchen: 4.72m x 5.83m; Bedroom 2: 3.75m x 3.75m; Bathroom/Wc: 2.23m x 1.87m; First Floor Landing; Bedroom 1: 3.98m x 4.49m; En-Suite Shower Room: 2.17m x 2.95m; Outside: Allocated Parking

Location

The property is situate on York Road, Bentley, being a popular and well positioned area of the City of Doncaster, with convenient access to the wide range of facilities and amenities the city centre has to offer. Doncaster benefits from a transport network, with vehicular access to the M18/A1 road network, and a direct rail link to London Kings Cross.

Tenure / Property Information

Investment Analysis

Same-development completed sales range from £60,000 to £110,000, including £86,000 on 9 May 2025 and £60,000 on 30 January 2026. A base GDV of £86,000 is supported, but the wide range creates material valuation uncertainty.

Investment Snapshot

Strategy Recommendation

Consider as a rental-led purchase only with legal-pack confirmation and a disciplined bid below the derived £82,340 maximum. A flip is not supported at the guide on the base GDV.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, legal review and any routine works identified before exchange; no works allowance is included in the calculations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £85,000 guide plus £3,660 supplied buyer and administration charges, total known cost is £88,660 before any disbursements or finance. Refinancing at 75% of the £86,000 base GDV gives £64,500, leaving indicative cash of £24,160 invested before finance and tax.

Buy-to-Let Analysis

At the auction guide, the advertised £850 pcm rent produces £10,200 annually and a 12.0% gross yield before finance, operating costs, leasehold charges and voids. The rent is asking/auctioneer evidence rather than achieved rent, and service charges and ground rent are not supplied.

Flip Analysis

At the base £86,000 GDV, the guide price plus supplied charges produces a £2,660 shortfall before selling costs, finance, tax and any works. The outcome could improve at the £110,000 comparable level but could be materially negative at the £60,000 level.

Maximum Bid Indicator

This is an HB screening estimate based on the supplied evidence and HB assumptions. It is not a formal valuation or instruction to bid.

Investor Risks & Due Diligence

• Wide same-development sold-price range of £60,000 to £110,000.

• Buyer disbursements and other possible legal, search and transfer charges are unspecified.

• Service charge and ground rent information is not supplied.

• £850 pcm is advertised/auctioneer rental evidence, not an achieved passing rent.

• Electric heating and EPC rating D may affect running costs and tenant demand.

• No condition survey or refurbishment specification is provided.

Recommendation

Consider as a rental-led purchase only with legal-pack confirmation and a disciplined bid below the derived £82,340 maximum. A flip is not supported at the guide on the base GDV.

Strategy Rating

Analysis Confidence

Exact-development sales and rent evidence are available, but comparable values vary widely and leasehold charges, disbursements, condition and achieved rent are not supplied.