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Doncaster, South Yorkshire
Bridging Finance
in Doncaster
Expert bridging finance for property developers in Doncaster. We connect you with competitive funding from our panel of 100+ lenders.
Doncaster, South Yorkshire
Bridging Finance
in Doncaster.
Live market data
Doncaster
market snapshot.
HM Land Registry sold-price data for Doncaster over the last twelve months, alongside the live local planning pipeline. Updated weekly.
- Median price
- £170,000
- Sales (12m)
- 4,723
- YoY change
- +1.8%
- Approved (recent)
- 433
- Pipeline units
- 3,086
- Pipeline GDV
- £518.0M
Planning pipeline
Planning activity
in Doncaster.
433 approved (last 12 months)
·132 pending
·3,086 units in pipeline·£518.0M estimated GDV·80% approval rate (last 12 months)Recently Approved
| Ref | Proposal | Units | Est. GDV | Status | Date |
|---|---|---|---|---|---|
| 25/02338/PRIOR | Notification to determine if prior approval is required for the conversion of th… Moor Hills Farm Mosscroft Lane Hatfield Doncaster DN7 6BD | 2 | £340,000 | Approved | 28/11/2025 |
| 25/02335/FUL | Removal of existing damaged fencing and installation of new security fencing and… Armthorpe Academy Mere Lane Armthorpe Doncaster DN3 2DA | - | - | Pending | 27/11/2025 |
| 25/02333/FUL | Replacement of first floor windows to front and side elevation. 2A Castlegate Tickhill Doncaster DN11 9QU | - | - | Pending | 27/11/2025 |
| 25/02332/FUL | Erection of a single storey extension to the side and rear, a detached garden ro… 52 The Grove Wheatley Hills Doncaster DN2 5SD | - | - | Pending | 27/11/2025 |
| 25/02301/FUL | Installation of separate entrance door to lead directly to the first floor, as p… Pinky 3 - 4 Baxter Gate Doncaster DN1 1JU | - | - | Pending | 21/11/2025 |
Current Applications
| Ref | Proposal | Units | Est. GDV | Status | Date |
|---|---|---|---|---|---|
| 26/01811/PDE | Prior approval for the erection of a single-storey rear extension extending 6.0m… 21 West Green Drive Kirk Sandall Doncaster DN3 1SN | - | - | Pending | 24/09/2026 |
| 26/01741/PRIOR | Notification to determine if prior approval is required for conversion of former… Field View Green Lane Brodsworth Doncaster DN5 7UT | 1 | £170,000 | Pending | 14/09/2026 |
| 26/01740/FUL | Replacement of existing timber double doors with new PPC aluminium double doors. All Saints Church Church Walk Denaby Main Doncaster DN12 4AJ | - | - | Pending | 14/09/2026 |
| 26/01727/FUL | Erection of a garden room 101 Insall Way Auckley Doncaster DN9 3QH | - | - | Pending | 10/09/2026 |
| 26/01722/FUL | Change of use from Use Class E / Dry Cleaner (Sui Generis) to Sui Generis (Betti… Ground Floor 24-26 Mill Street Armthorpe Doncaster DN3 3DL | - | - | Pending | 10/09/2026 |
Deal intelligence
Key schemes
in Doncaster.
Indicative appraisals of the largest residential schemes in the Doncaster planning pipeline (all currently awaiting decision). These 3 schemes represent an estimated £140.8M in combined GDV across 789 units, with indicative capital stacks for each.
Major Residential Development Awaiting decision
Land South Of Grange Lane New Rossington Doncaster
£53.5M
Estimated GDV
Units
300
GDV / Unit
£179k
Build Cost (Range)
£36.7M–£46.9M
Residual Land Value
Tight
GDV estimated from the HM Land Registry blended median of £170,000 plus a 5% new-build premium (assumed). At benchmark build costs and a 17.5% profit target, viability is tight - land would need to be secured well below prevailing values for this scheme to appraise. Calculate GDV
| Gross Development Value | £53.5M |
| Construction (20,400 sqm @ £2,050/sqm mid) | −£41.8M |
| Externals, fees & contingency | −£12.3M |
| Finance (65% LTGDV, 24m) & sales costs | −£6.1M |
| Developer profit target (17.5% on GDV) | −£9.4M |
| Implied residual land value | Marginal |
Broker insight: A scheme of this scale would typically attract competitive senior development finance at 60-65% LTGDV with mezzanine stretching to 85% LTGDV. Phased drawdowns reduce interest costs. Consider development exit finance to manage sales at your pace.
Major Residential Development Awaiting decision
Land To The East Of Mere Lane Edenthorpe Doncaster DN3 2BF
£44.3M
Estimated GDV
Units
248
GDV / Unit
£179k
Build Cost (Range)
£30.4M–£38.8M
Residual Land Value
Tight
GDV estimated from the HM Land Registry blended median of £170,000 plus a 5% new-build premium (assumed). At benchmark build costs and a 17.5% profit target, viability is tight - land would need to be secured well below prevailing values for this scheme to appraise. Calculate GDV
| Gross Development Value | £44.3M |
| Construction (16,864 sqm @ £2,050/sqm mid) | −£34.6M |
| Externals, fees & contingency | −£10.2M |
| Finance (65% LTGDV, 24m) & sales costs | −£5.1M |
| Developer profit target (17.5% on GDV) | −£7.7M |
| Implied residual land value | Marginal |
Broker insight: A scheme of this scale would typically attract competitive senior development finance at 60-65% LTGDV with mezzanine stretching to 85% LTGDV. Phased drawdowns reduce interest costs. Consider development exit finance to manage sales at your pace.
Major Residential Development Awaiting decision
Land At Herald Road Edenthorpe Doncaster DN3 2JY
£43.0M
Estimated GDV
Units
241
GDV / Unit
£179k
Build Cost (Range)
£29.5M–£37.7M
Residual Land Value
Tight
GDV estimated from the HM Land Registry blended median of £170,000 plus a 5% new-build premium (assumed). At benchmark build costs and a 17.5% profit target, viability is tight - land would need to be secured well below prevailing values for this scheme to appraise. Calculate GDV
| Gross Development Value | £43.0M |
| Construction (16,388 sqm @ £2,050/sqm mid) | −£33.6M |
| Externals, fees & contingency | −£9.9M |
| Finance (65% LTGDV, 24m) & sales costs | −£4.9M |
| Developer profit target (17.5% on GDV) | −£7.5M |
| Implied residual land value | Marginal |
Broker insight: A scheme of this scale would typically attract competitive senior development finance at 60-65% LTGDV with mezzanine stretching to 85% LTGDV. Phased drawdowns reduce interest costs. Consider development exit finance to manage sales at your pace.
Appraisal assumptions
- GDV: HM Land Registry blended median of £170,000 plus a 5% new-build premium (assumed).
- Build cost: £1,800-£2,300/sqm (new build, indicative range informed by BCIS regional tender-price data, 2025/26) × 68 sqm/unit (NDSS-derived).
- On-costs: externals 12.5%, professional fees 10%, contingency 5%, sales & legals 3.5000000000000004% of GDV. Excludes CIL/Section 106, which vary by charging schedule and scheme.
- Finance: senior facility at 65% LTGDV, 8.5% pa on an average 57.49999999999999% drawdown over 24 months, plus 2.5% arrangement and exit fees.
- Residual land value assumes the industry-standard 17.5% developer profit-on-GDV target. Indicative appraisal, not a valuation or lending offer.
Land Registry data
Recent property sales
in Doncaster.
4,723 residential transactions in the last twelve months. Median sold price £170,000 (+1.8% YoY). 111 new-build transactions with a +47.5% premium over existing stock.
Detached
£280,000
Semi-Detached
£165,000
Terraced
£115,000
Flat
£105,000
| Date | Address | Type | Price | Tenure |
|---|---|---|---|---|
| 28 Jul 2026 | 25, MILL LANEDN5 7JE | Detached | £280,000 | Freehold |
| 24 Jul 2026 | 12, QUAKER LANEDN4 9LD | Detached | £430,000 | Freehold |
| 24 Jul 2026 | 18, NEW STREETDN6 8EH | Terraced | £155,000 | Freehold |
| 24 Jul 2026 | 26, KENNINGTON GROVEDN12 1SX | Terraced | £133,500 | Freehold |
| 24 Jul 2026 | 6, PAMELA DRIVEDN4 9RP | Semi-Detached | £237,000 | Freehold |
| 23 Jul 2026 | FLAT 3, 1, LITTLEWORTH LANEDN11 0HB | Flat | £101,000 | Freehold |
| 21 Jul 2026 | 35, ALDESWORTH ROADDN4 6JW | Semi-Detached | £100,000 | Freehold |
| 20 Jul 2026 | 19, WINHOLMEDN3 3AF | Semi-Detached | £145,000 | Freehold |
| 20 Jul 2026 | 21, LESLIE AVENUEDN12 3PR | Semi-Detached | £177,000 | Freehold |
| 17 Jul 2026 | 9, POOL DRIVEDN4 6UX | Detached | £432,000 | Freehold |
Source: HM Land Registry price paid data, 12 months to September 2026 · City of Doncaster Council planning register, retrieved September 2026. Contains HM Land Registry data © Crown copyright and database right, licensed under the Open Government Licence v3.0.
Indicative terms
Bridging Finance rates
for Doncaster deals.
Typical pricing for bridging finance in Doncaster. Actual terms depend on GDV, leverage, location and your experience — the numbers below are where most structured deals land.
Interest Rate
From 6.5% p.a.
Loan to Value
Up to 70% LTGDV
Typical Term
12-24 months
Arrangement Fee
1-2% of facility
Indicative only, subject to individual assessment. Actual terms issued against a completed Deal Room submission.
Representative deal
Example bridging finance
structure.
Illustrative 9-Unit Scheme, Doncaster
An indicative appraisal for a nine-unit residential scheme priced at Doncaster's own HM Land Registry medians with the locally measured new-build premium applied. Build costs use the regional £/sqm benchmark; every figure updates with the underlying market data.
GDV
£1,559,000
Loan Amount
£1,013,000
LTV
65% LTGDV
Loan Type
Bridging Finance
Representative only. Actual terms vary based on scheme specifics and are issued after underwriting.
Common questions
Bridging Finance in Doncaster
— answered.
How active is the development pipeline in Doncaster?
The City of Doncaster Council planning register currently shows 132 residential applications awaiting decision in Doncaster, together proposing 1,397 units — the largest single scheme proposes 300 units. An active pipeline signals both developer confidence in local demand and lender familiarity with the market, which typically translates into more competitive finance terms.
Market intelligence
Local market
reports.
5 min read
Doncaster Property Market: House Prices, Sold Data & Development Finance, Q3 2026 Edition
Median price £170,000, 4,723 sales, +1.8% YoY. South Yorkshire county.
6 min read
South Yorkshire Property Market: Prices, Trends & Development Finance, Q3 2026 Edition
6 towns analysed. Median price £170,000, 19,022 transactions, +1.3% YoY.
Ready when you are
Tell us the deal.
We’ll recommend the structure.
Submit your Bridging Finance enquiry in Doncaster and a partner will come back with an initial structure and indicative terms within one working day. No forms-for-forms’-sake — a short note on the scheme is enough.
Where we fund
Doncaster,
South Yorkshire.
Adjacent products
Other services
in Doncaster.
Development Finance
From 6.5% p.a. · Up to 65-70% LTGDV
Mezzanine Finance
From 12% p.a. · Up to 85-90% LTGDV
Bridging Loans
From 0.55% p.m. · Up to 75% LTV
Equity & Joint Ventures
Profit share from 40% · Up to 100% of costs
Refurbishment Finance
From 0.65% p.m. · Up to 75% LTV
Commercial Mortgages
From 5.5% p.a. · Up to 75% LTV
Development Exit Finance
From 0.55% p.m. · Up to 75% LTV
Nearby markets