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Do the numbers work? Rents and yields, the HMO planning rules, growth and what owners made, and the council's letting picture.
| Typical private rent in Doncaster | A month | A year |
|---|---|---|
| All homes | £694 | £8,328 |
| 1 bedroom | £493 | £5,916 |
| 2 bedrooms | £636 | £7,632 |
| 3 bedrooms | £757 | £9,084 |
| 4+ bedrooms | £1,076 | £12,912 |
The council's typical rent against the typical home here (£155k): a gross yield of about 5.4%.
| Moorends | Doncaster | England and Wales | |
|---|---|---|---|
| Housing allowance yield (%) | 4.1 | 3.6 | 3.2 |
| Rented privately | 18% | 19% | 20% |
| Homes ever let | 13% | 16% | 18% |
| Residents per home | 2.4 | 2.2 | 2.3 |
| Homes owned by companies | 0% | 4% | 4% |
| Homes bought by companies since 2021 | 5 | 15 | 34 |
ONS private rents (council, 2026-08); Local Housing Allowance (VOA). Gross yields are before costs, voids and tax.
Doncaster has HMO Article 4 areas. 16% of its postcodes are inside one, where turning a house into a small HMO (3 to 6 sharers) needs planning permission.
| Moorends | Doncaster | England and Wales | |
|---|---|---|---|
| Postcodes under an Article 4 direction | 0% | 15% | 16% |
planning.data.gov.uk (Article 4 directions). Whether one address is inside an HMO area is on its postcode's Investing page. HMO Article 4 map · About HMOs
| Moorends | Doncaster | England and Wales | |
|---|---|---|---|
| Population change, 2021–2024 | +1% | +4% | +4% |
| Homes added, 2021–2024 | +1% | +3% | +3% |
| People added per new home, 2021–2024 | 1.9 | 4.2 | 5.1 |
| Housing pressure vs region | -1.4 | 0.2 | -0.3 |
Like-for-like (repeat-sales) index, HM Land Registry. What owners made when they sold, by area and how long they held.
MHCLG council tax base (England), Ministry of Justice repossessions, ONS short-term lets.
Yields, prices, growth, renting and Article 4 cover, side by side.
| Central Doncaster & Hyde Park | 6.0 | £95k | +30% | 51% | 100% |
|---|---|---|---|---|---|
| Mexborough West | 5.6 | £122k | +52% | 24% | 0% |
| Hexthorpe & Balby North | 5.2 | £124k | +41% | 29% | 91% |
| Bentley & Toll Bar | 5.0 | £123k | +49% | 25% | 0% |
| Bentley Rise | 4.9 | £127k | +52% | 30% | 0% |
| Stainforth | 4.6 | £137k | +65% | 17% | 0% |
| Edlington | 4.3 | £141k | +65% | 20% | 0% |
| Moorends (this one) | 4.1 | £155k | +61% | 18% | 0% |
| Conisbrough North | 4.1 | £148k | +51% | 15% | 0% |
| Conisbrough South | 4.1 | £156k | +66% | 15% | 0% |
| Carcroft | 3.9 | £147k | +49% | 17% | 0% |
| Adwick le Street & Woodlands | 3.8 | £166k | +65% | 15% | 0% |
| New Rossington | 3.8 | £191k | +53% | 20% | 0% |
| Balby South | 3.8 | £162k | +49% | 16% | 0% |
| Thorne | 3.8 | £167k | +59% | 19% | 0% |
| Intake | 3.7 | £156k | +53% | 16% | 98% |
| Scawthorpe | 3.6 | £167k | +66% | 12% | 0% |
| Balby Carr | 3.5 | £189k | +41% | 32% | 25% |
| Cantley Park | 3.5 | £168k | +68% | 14% | 0% |
| Askern, Campsall & Norton | 3.5 | £177k | +59% | 18% | 0% |
| Hatfield West | 3.4 | £164k | +49% | 15% | 0% |
| Belle Vue & Town Fields | 3.3 | £179k | +48% | 43% | 99% |
| Wheatley Hills | 3.3 | £198k | +60% | 16% | 71% |
| Mexborough East | 3.3 | £171k | +41% | 18% | 0% |
| Armthorpe North | 3.2 | £190k | +50% | 26% | 0% |
| Armthorpe South | 3.2 | £194k | +54% | 13% | 0% |
| Cusworth | 3.1 | £203k | +56% | 12% | 0% |
| Rossington | 3.0 | £202k | +58% | 15% | 0% |
| Kirk Sandall & Barnby Dun | 3.0 | £211k | +51% | 12% | 0% |
| Warmsworth, Braithwell & Stainton | 3.0 | £201k | +55% | 17% | 0% |
| Hatfield East | 3.0 | £222k | +50% | 13% | 0% |
| Edenthorpe & Mere Lane | 2.8 | £211k | +55% | 14% | 0% |
| Bawtry, Austerfield & Hayfield | 2.5 | £251k | +36% | 16% | 0% |
| Bessacarr Bawtry Road | 2.4 | £259k | +51% | 14% | 0% |
| Bessacarr Grange & Lakeside | 2.4 | £256k | +32% | 15% | 10% |
| Sprotbrough | 2.3 | £242k | +60% | 15% | 0% |
| Cadeby, Hickleton & Hampole | 2.3 | £266k | +57% | 12% | 0% |
| Old Cantley, Auckley & Finningley | 2.2 | £274k | +55% | 10% | 1% |
| Tickhill & Wadworth | 2.1 | £279k | +56% | 12% | 0% |
Sort by any column; open a neighbourhood for the same view.
Deal calculator (buy-to-let, HMO, flip, BRRR) · Opportunity finder · What owners made · Councils compared · Strategy guides
Local Housing Allowance, Doncaster rental area, 2026-27, a month: Shared room £304 · 1 bed £425 · 2 beds £500 · 3 beds £550 · 4 beds £725. The most a tenant on Universal Credit or Housing Benefit gets towards rent here, set at the cheapest 30% of local rents in 2023 and frozen since April 2024.
Gross LHA yields at this neighbourhood's 2025 prices: 2-bed vs terraced houses 5.17% · 3-bed vs semis 4.71%.