Balby Road

Fully Licensed 6-Bed HMO Investment

141 Balby Road, Doncaster, South Yorkshire, DN4 0QD
Asking Price: £240,000
Gross Annual Income: £30,948 | Gross Yield: 12.89% | Net Yield: 9.67%

Prime Doncaster Investment Opportunity

This beautifully refurbished Victorian mid-terrace has been professionally converted into a fully licensed 6-bed, all-en-suite HMO (House in Multiple Occupation).
Located within Doncaster’s Article 4 area, this property represents a rare, high-yielding, and future-proofed investment in one of South Yorkshire’s most consistent rental markets.

Property Overview

Originally a mixed-use building comprising a ground-floor commercial unit and a 2-bed maisonette above, the property has undergone a full 14-week conversion into a compliant, high-quality HMO.

Full Planning Permission: Granted 30 September 2019
License Reference: doncaster-1010514
Total Floor Area: Approx. 180 m²
Tenure: Freehold

Post-Conversion Layout

• 6 Bedrooms – All En-Suite
• 2 Communal Areas
• Private Rear Garden
• Basement (utilities only)

Schedule of Works & Renovation

The comprehensive refurbishment totalled £74,235.07, transforming the property from a dated shop/maisonette into a stylish, high-specification HMO.

Highlights of Works

• Full rewire, new plumbing, heating, and fire safety system
• All new UPVC double glazing and insulation
• High-quality en-suites to every bedroom
• Two brand-new communal kitchen/lounge areas
• Redesign of staircases and internal layout to maximise usable space
• Upgraded façade with insulation, cladding and modern finish

This turnkey HMO is fully compliant with Doncaster Metropolitan Borough Council standards, including minimum room sizes exceeding 10 m².

Rental Income (Fully Let)

All rooms are rented to working tenants on Assured Shorthold Tenancies (ASTs), managed by Club Lettings Doncaster.
Rent is inclusive of council tax and all utilities (gas, electricity, water, broadband, TV licence).

Investment Analysis

• Purchase Price: £240,000
• Annual Gross Income: £30,948
• Gross Yield: 12.89%

Typical Operating Costs

• An estimated 25% of the gross rental income, which includes council tax, water, gas, electricity, cleaning, and maintenance: £7,737 per annum
• Net Income: £23,211 per annum
• Net Yield: 9.67%

Why Invest in Doncaster HMOs?

• Article 4 Protection
  • This property sits within the Article 4 boundary (enforced Oct 2019).
  • No new HMOs can be created without full planning permission — protecting your investment from oversupply and securing long-term capital resilience.

• Economic Growth & Demand
• Doncaster continues to attract major employers such as:

• • Amazon iPort Logistics Hub
  • Doncaster Royal Infirmary
  • Polypipe, Wabtec, and ASOS distribution centres
  • This creates a consistent pipeline of young professionals and key-workers seeking affordable, quality shared accommodation.

• Location Advantages
  • 5 minutes to Doncaster Rail Station (mainline to Leeds & London)
  • Excellent A1(M) and M18 access
  • Near Doncaster Town Centre, Balby Road shops, and transport links

• Strong Market Performance
  • Doncaster property prices have grown 21% over the last 5 years.
  • Licensed HMOs in the Article 4 zone are commanding premium resale values.
  • Yields in the 8–12% range remain achievable – far exceeding typical bank rates (0–3%).

Key Investment Metrics

Summary

141 Balby Road offers a fully refurbished, fully let, compliant HMO in a high-demand rental area — delivering immediate cash flow, low management input, and robust long-term growth potential.

Ideal for both portfolio landlords and first-time HMO investors seeking hands-off, income-producing assets in a protected market.

Get in touch with the team