By Chris Duffy, Business Owner at Belvoir Doncaster
If you’re searching for your next buy-to-let investment, Doncaster should be high on your list. Once known mainly for its industrial roots, this South Yorkshire town is fast becoming a property investment hotspot — and savvy landlords are taking notice.
With affordable property prices, strong rental yields and huge regeneration plans underway, Doncaster offers a compelling case for both first-time landlords and seasoned investors.
Here’s everything you need to know about why Doncaster is on the rise, and how you could benefit by investing now.
The Doncaster difference
So, what makes Doncaster stand out from other Yorkshire towns?
For starters, it’s exceptionally well connected. Sitting on the East Coast Main Line, trains to London take just over 90 minutes, and connections to Leeds and Sheffield are fast and frequent. Add in major roads like the M18 and A1(M), and Doncaster becomes a commuter-friendly choice.
The iPort development — a huge logistics and industrial hub attracting names like Amazon and Lidl — has brought thousands of jobs to the area. Meanwhile, the South Yorkshire Mayoral Combined Authority is investing millions into transforming Doncaster’s station gateway, cultural quarter, and housing infrastructure.
All of this has boosted tenant demand, driven employment and brought a buzz back to the town. And that’s before you even look at the house prices.
Property prices and yields: A snapshot of the market
Doncaster remains one of the most affordable areas in the UK for property investors. According to the latest figures from Rightmove and Zoopla:
- The average property price in Doncaster is around £175,000, compared to the UK average of over £280,000
- Terraced homes average at £130,000 to £140,000, ideal for entry-level investments
- Rental yields range from 6% to 9%, depending on the area and property type
Some of the most profitable postcodes include:
- DN1 (Town Centre, Hyde Park) — high tenant demand, yields of 7%+
- DN4 (Balby, Lakeside) — new builds and strong family demand
- DN5 (Sprotbrough, Scawsby) — mix of professional tenants and long-term renters
Rents have also seen a steady rise over the past 12 months, with average monthly rents now over £700 — up from around £650 last year. That’s a sign of strong, sustained demand.
Doncaster’s growing rental market
The rental market here is broad and resilient. Whether you’re letting families, professionals, or young couples, there’s a tenant base to suit.
Doncaster is home to major employers in logistics, healthcare and education, and with the Doncaster and Bassetlaw Teaching Hospitals NHS Foundation Trust employing over 6,000 people, there’s no shortage of key workers looking for long-term lets.
Tenants are drawn to:
- Affordability compared to nearby Leeds or Sheffield
- Local amenities including shopping centres, parks and schools
- Commuter links via rail and motorway
At Belvoir Doncaster, we’re seeing shorter void periods than ever before. In many cases, properties are snapped up within days of being listed. Some of our managed properties never even reach the open market — we have waiting lists of ready-to-move-in tenants.
Who’s investing — and why now?
We’ve noticed a real shift in investor interest recently.
- First-time landlords are entering the market thanks to low property prices
- Portfolio landlords are selling up in high-cost areas and switching to Doncaster
- London and southern-based investors are moving their capital north for better returns
After the turbulence of the last few years, many investors are looking for stable, high-yielding markets that don’t require huge upfront capital. Doncaster ticks that box.
With interest rates now more stable, mortgage lenders are returning to competitive products for buy-to-let. Combine that with rising rents, and it’s easy to see why the local market is gaining momentum.
As Chris Duffy explains:
*”We’re seeing more investor clients coming through our doors every month. Doncaster’s value for money and its future growth potential make it an incredibly exciting time to get involved.”
*
Regeneration and infrastructure: Built for growth
What really sets Doncaster apart is what’s on the horizon. Major regeneration projects are driving long-term confidence in the area.
Key initiatives include:
- £24.5m investment in the Doncaster Station Gateway Transformation
- Development of Doncaster UTC, a specialist technical education college
- Revamp of the Waterdale area as part of the Civic and Cultural Quarter
- New homes and green spaces funded through the Levelling Up agenda
These improvements don’t just look good — they bring new people, jobs and long-term tenants. For landlords, this means sustained rental demand and improved capital growth over time.
According to local council forecasts, Doncaster’s population is expected to grow by over 9% in the next 15 years, which only strengthens the outlook for long-term property investment.
Where to invest: Buy-to-let property types and top spots
Not sure where to start your search? Here are some of the strongest opportunities we’re seeing at Belvoir Doncaster:
1. HMOs in central Doncaster (DN1)
The town centre offers high yields from shared accommodation, ideal for young professionals and key workers. HMO licensing applies, so make sure you’re compliant, but returns can be strong.
2. 2-bed terraces in Hyde Park and Wheatley
Popular with young families and couples, these properties are affordable to buy and consistently let. Yields average 6.5% and are easy to maintain.
3. Modern apartments in Lakeside (DN4)
Attracting professionals who want a lifestyle location, these new-build flats offer good capital growth potential and lower maintenance costs.
4. Family homes in Sprotbrough and Bessacarr
Higher value homes with longer-term tenants, great for those looking for stability over maximum yield. These areas attract excellent schools and quieter living.
Know the risks: What landlords should consider
Like any investment, buy-to-let comes with a few challenges. But with the right support, these can be easily managed:
- Energy performance regulations — all new tenancies require a minimum EPC rating of E, with proposed changes aiming for C or above by 2028
- HMO licensing — some areas require specific licensing for multiple occupancies, especially in DN1
- Maintenance costs — older terraced properties may need energy or insulation upgrades
- Market fluctuations — while Doncaster is currently buoyant, economic changes can impact yields
At Belvoir, we work closely with landlords to stay compliant and reduce risk — offering everything from EPC support to full property management.
Five tips for investing successfully in Doncaster
Thinking of buying a rental property here? Here are our top recommendations:
- Know your target tenant — families, students, professionals or retirees?
- Choose your location wisely — some areas offer yield, others offer growth
- Get a local letting agent on board early — they’ll help assess rental value and tenant demand
- Plan for ongoing costs — repairs, voids, and regulatory updates should be factored in
- Aim for quality — well-maintained properties let quicker and attract better tenants
Why work with Belvoir Doncaster?
As a locally owned business backed by a trusted national brand, Belvoir Doncaster combines market insight with personal service.
We’ve helped hundreds of landlords build successful property portfolios across Doncaster. From finding the right investment property to managing your let with care, we’re here to support every step.
Whether you’re just getting started or growing your portfolio, we’d love to help you make the most of Doncaster’s potential.
Final thoughts
Doncaster is no longer under the radar. With its growing economy, affordable housing, and increasing tenant demand, the town is positioning itself as a serious contender for UK property investors.
But, as with any opportunity, success comes down to planning, insight and the right partners. That’s where Belvoir Doncaster comes in.
If you’re ready to explore your options, request a free, no-obligation rental valuation or speak to our team about available properties today.
Because property is personal. And local insight is everything.
