BOLE FIELD FARM HOUSE
Recent sale
£560k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
Ends Well Farm House, Gainsborough Road, Bole, Retford, DN22 9BT
UPRN:10093190567Detached House5 bedsBuilt 1930-1949
FreeholdCouncil Tax: -EPC: D (62)
Data freshness:Listing· freshListing: fresh, refreshed yesterday (2026-10-23T04:00:04.135672+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:42:41.293722+00:00)EPC· 5mo agoEPC: stale, refreshed 5mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 2y agoRisk: stale, refreshed 2y ago (2024-12-31T00:00:00+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Valuation estimateUpdated yesterday
£502,000
Estimated value
Range: £477k - £527k|Last sold: £260k (2017-01-13)
Estimate of £502k for this detached house. 410 sales in DN22 in the last 12 months; median £205k.
Estimate confidence
High confidence
Value History
Current estimate
£502k
£477k - £527k - High confidence
Annualised (CAGR)
-8.04%
Over the full window
Peak estimate
£650k
Sep 2023
From peak
-22.77%
Drawdown from peak
AVM estimate (model)Repeat-sales index - DN22 district (quarterly)index YoY -2.72%
Growth by window
3m
+0.80%
6m
-2.14%
12m
-5.99%
24m
-6.52%
60m
-
Rental Market
Estimated rent (pcm)
£2,050
/ month
Gross yield
4.92%
Rent ÷ asking price
Net yield
3.40%
Assumes ~31% running costs (not this property's)
Vacancy trend
12-month change
Market Metrics
Median Area Price
£205k
DN22 sales, last 12 months
12m Price Growth
-
DN22 median, Land Registry
Days on Market
81d
DN22 average
Sales & Yield
3 metricsTransactions / 12m
410
DN22 sales
Area Gross Yield
3.68%
DN22 medians
Last Sold
£260k
2017-01-13
Investment Analysis
Buy-to-let cashflow + capital returns
Purchase
- Asking Price£500,000
- SDLT standard£15,000
- SDLT BTL surcharge (5%)£25,000
- Legal, survey + broker (assumed)£2,100
- RefurbishmentNot costed
- Total Cost (excl. refurb)£542,100
Funding
- Deposit (25%)£125,000
- Mortgage (75% LTV)£375,000
- Interest Rate (assumed)5.25%
- Mortgage TypeInterest Only
- Cash Required£167,100
Monthly Returns
- Monthly Rent (estimate)£2,050
- Mortgage Payment (IO)-£1,641
- Management (10%)-£205
- Insurance (assumed)-£40
- Maintenance (assumed)-£60
- Monthly Cashflow+£104
Capital Returns
- 5yr Property Value£539,438
- 5yr Capital Gain (1.53% pa, historical)+£39,438
- 5yr Cumulative Rent (net)+£109,215
- Less mortgage interest-£98,460
- 5yr Total Return+£50,194
Modelled on the live asking price. Assumed, as in the PDF report: 25% deposit, 5.25% interest-only mortgage, management 10% of rent, insurance £40/mo, maintenance £60/mo, legal, survey and broker £2,100. Refurbishment, voids and letting fees are not costed.
5-Year Projection
| Year | Property Value | Equity | Cashflow (cumulative) | Total Return | ROI |
|---|---|---|---|---|---|
| Year 1 | £507,650 | £132,650 | +£1,248 | +£8,898 | 5.3% |
| Year 2 | £515,417 | £140,417 | +£2,940 | +£18,357 | 11.0% |
| Year 3 | £523,303 | £148,303 | +£5,086 | +£28,389 | 17.0% |
| Year 4 | £531,309 | £156,309 | +£7,684 | +£38,993 | 23.3% |
| Year 5 | £539,438 | £164,438 | +£10,755 | +£50,194 | 30.0% |
Modelled on the live asking price. Capital growth 1.53% a year is the DN22 area's 5-year historical rate (Land Registry medians), not a forecast. Rent grows 2% a year (assumed); management is 10% of each year's rent. Mortgage held interest-only at 5.25% for 5 years. Refurbishment, voids and letting fees are not costed. ROI is on cash required (£167,100).
Price Forecast
No forecast available.
Demand & Supply
DemandSupply
Comparable Sales
GREENGATES
Recent sale
£535k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
ENDS WELL FARM HOUSE
Recent sale
£260k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
Area Economic Intelligence
Signal
£28,314
Median earnings (local authority)
Signal
2,385
Population
Signal
1.5%
Households Deprived