87% of Doncaster Properties have 3 or more bedrooms – Problem or Opportunity?

The orthodox way of classifying property in the UK is to look at the number of bedrooms rather than its size in square metres (although now we are leaving the EU – I wonder if we can go back to feet and inches?). It seems that homeowners and tenants are happy to pay for more space. It’s quite obvious, the more bedrooms a house or apartment has, the bigger it is likely to be. The reason being not only the actual additional bedroom space, but the properties with more bedrooms tend to have larger / more reception (living) rooms. However, if you think about it, this isn’t so astonishing given that properties with more bedrooms would typically accommodate more people and therefore require larger reception rooms.


In today’s Doncaster property market, the Doncaster homeowners and Doncaster landlords I talk to are always asking me which attributes and features are likely to make their property comparatively more attractive and which ones may detract from the price. Over time, buyers’ and tenants’ wants and needs have changed. In Doncaster, location is still the No. 1 factor affecting the value of property, and a property in the best neighbourhoods, say Bessacarr, Old Cantley or Scawthorpe can command a price nearly 50% higher than a similar house in an ‘average’ area. However, after location, the next characteristic that has a significant influence on the desirability, and thus price, of property is the number of bedrooms and the type (i.e. Detached/ Semi/Terraced/Flat).

In previous articles, I have analysed the Doncaster housing stock into bedrooms and type of property, but never before now have I cross-referenced type against bedrooms. These figures for the Doncaster Metropolitan Borough Council area make fascinating reading. It shows 87% of all properties in the area have 3 or more bedrooms.


  Detached Semi-detached Terraced (including end-terrace) Flat
1 bedroom 37 249 143 195
2 bedrooms 558 3,035 3,466 792
3 bedrooms 4,730 24,174 12,295 436
4 bedrooms 6,857 3,743 1,677 68
5 or more bedrooms 2,139 786 246 25

I was genuinely surprised at the low numbers of one and two bed properties, especially 2 bed semis detached houses, especially as tenants like the smaller one and two bed properties in Doncaster. You see, it might interest the homeowners and landlords of Doncaster, that there has been a change in the numbers of properties on the market and the split in bedrooms on the market over the last 12 months

  • 12 months ago, 30 one bed properties were for sale in Doncaster, today 20, a drop of 33%
  • 12 months ago, 277 two bed properties were for sale in Doncaster, today 269, a drop of 3%
  • 12 months ago, 566 three bed properties were for sale in Doncaster, today 529, a drop of 7%
  • 12 months ago, 165 four bed properties were for sale in Doncaster, today 174, a rise of 5%
  • 12 months ago, 76 five + bed properties were for sale in Doncaster, today 73, a drop of 4%

For several years Doncaster buy-to-let investors have been the only buyers at the lower end (starter homes) of the market, as they have been enticed by high tenant demand and attractive returns. Some Doncaster landlords believe their window of opportunity has started to close with the new tax regime for landlords, whilst it already appears to be opening wider for first-time buyers. This is great news for first time buyers … but one final note for Doncaster landlords … all is not lost … you can still pick up bargains, you just need to be a lot more savvy and do your homework


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