House prices in 'DN6 7', Woodlands

This article reveals price per square metre data and various charts to help you understand current housing market in 'DN6 7' (Woodlands) - statistics were last calculated on 16 October 2024.

Defining 'DN6 7'

This analysis is limited to properties whose postcode starts with "DN6 7", this is also called the postcode sector. There are no official postcode sector names so I've just labelled it DN6 7, Woodlands. It is shown in red on the map below.

Want to change geography?

You can click on the map above to change to a neighbouring sector, or you can use the search form below.

Price per square metre

Knowing the average house price in DN6 7 is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

For example in July 2024, 13, First Avenue, Woodlands, DN6 7QJ sold for £140,000. Given the internal area of 92 square metres recorded on the EPC, the price per sqm is £140,000 ÷ 92 sqm = £1,521.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). It is a huge pain to code the automatic conversion for square meters to square feet for all the graphs and charts on DN6 7 and elsewhere. All the conditionals turn my tidy code for into spaghetti. I will get around to it at some point, but for now you can just divide everything by 10 in your head, move a decimal place and you'll be close enough. If you want to be more precise 1 sqm = 10.76391 sqft.

Distribution of £ per sqm for 'DN6 7' vs 'DN6'

The chart above is called a histogram, it helps you see the distribution of house price per sqm in DN6 7 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £1,900 to £2,000, £2,000 to £2,100, £2,100 to £2,200 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 230 sales that took place in DN6 7, Woodlands in the last 24 months.

Generate a custom histogram like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in DN6 7, Woodlands. Notably, only 25% of properties that sold recently were valued at more than £1,990 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of DN6 7 homes.

Box plot of £ per sqm for DN6 7

Tip: click on the chart to see the values.

The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square metre property price distributions, box plots represent the variation in property prices within a geographic area e.g. Woodlands. The chart above shows a boxplot for 'DN6 7' as well as the 'DN6' postcode district.

  • Median: The horizontal line inside the box represents the median (£ per square meter). This is the midpoint of the data, meaning 50% of the prices are below this value, and 50% are above. The middle price per square metre in 'DN6 7' is £1,490.
  • Interquartile Range (IQR): The box spans from the 25th percentile (Q1) to the 75th percentile (Q3). This is the range where the middle 50% of the data lies, giving a good indication of the typical price spread. Of the 230 transactions in DN6 7, Woodlands half were sold for between £1,100 and £1,990 per square metre.
  • Whiskers: In our case, the whiskers extend from the 9th percentile (at the lower end) to the 91st percentile (at the upper end), This provides a slightly broader view of the distribution by including the middle 82% of records. The whiskers capture most of the variation but exclude extreme outliers caused by data errors in recording sold house prices or internal area.
  • 'n=' is the number of property transactions the box plot is based on; 230 for DN6 7, Woodlands.

    • Property price map for Woodlands

    Have a look at the interactive price map I created for myself. Use it to explore 'DN6 7' house prices all the way down to individual property plots.

    Property price heatmap for Woodlands
    House price map for Woodlands

    Woodlands house price forecasting

    I cannot tell what house prices will do in the future and don't believe anyone who says they can. However we can plot price trends, I have done this in the chart below for DN6 7 (Woodlands) compared with the wider postcode district of DN6. You can extrapolate from this based on your own views on future interest rates, inflation and other factors.

    House price index for DN6 7

    Tip: click on the legend items to show/hide different lines

    Download house price index as CSV (premium users only).

    The chart above shows changes in 'DN6 7' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in DN6 7 and is set to 100 in 2004. I'm comparing the trends for DN6 7,Woodlands with the wider postcode district of DN6 What is more interesting is to look at the difference between flats and houses, even those in the same area follow a very different trend, to get a robust enough sample size to see this we need to zoom out and look at house price trends for the entire Doncaster local authority.

    The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:

    Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1
    In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.

    Historic returns for DN6 7
    DN6 7 sector DN6 district
    Nominal Real Nominal Real
    20 yr per annum 2.4% -0.3% 2.8% 0.2%
    20 yr total 60.5% -4.9% 75.4% 3.9%
    10 yr per annum 3.0% 0.2% 3.3% 0.4%
    10 yr total 34.3% 2.0% 37.7% 4.6%
    5 yr per annum 2.6% -1.5% 4.7% 0.6%
    5 yr total 13.4% -7.2% 26.1% 3.2%
    1 yr per annum -10.1% -13.7% 0.6% -3.4%
    1 yr total -10.1% -13.7% 0.6% -3.4%

    This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.

    The total rate of change represents the overall change over the entire period. The formula for total return is:

    Total return = (Index at end of period ÷ Index at start of period) - 1

    The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:

    CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1

    Some specific examples:

    • Over the past 20 years, DN6 7 sector have seen a -0.3% annual change when adjusted for inflation. This translates to a total change of -4.9% in real terms.
    • Over the past 5 years, DN6 district have seen a 0.6% annual change when adjusted for inflation. This translates to a total change of 3.2% in real terms.

    Most recent DN6 7 sales

    For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

    Tip: hover over dots to see details

    Street level data

    Street Avg size Avg £sqm Recent sales
    South Street, Woodlands, DN6 7J 82 sqm £1,006 17
    Cheriton Avenue, Woodlands, DN6 7B 82 sqm £1,807 15
    The Park, Woodlands, DN6 7R 92 sqm £1,283 14
    Cambourne Close, Woodlands, DN6 7D 87 sqm £1,836 12
    Windmill Balk Lane, Woodlands, DN6 7S 100 sqm £1,535 12
    Kestrel Drive, Woodlands, DN6 7U 129 sqm £2,290 12
    Coppice Road, Woodlands, DN6 7J 83 sqm £904 11
    Tenter Balk Lane, Woodlands, DN6 7E 110 sqm £2,006 11

    Search for your street here.

    Nearby geographies

    The table below shows how 'DN6 7' compares to the other postcode sectors in DN6.

    Sector Lower quartile Median Upper quartile Sales in last 2yr
    WF9 2 South Elmsall £1,170 sqm £1,650 sqm £2,310 sqm 266
    WF9 1 Upton £1,640 sqm £2,020 sqm £2,560 sqm 146
    DN6 9 Norton £1,690 sqm £2,070 sqm £2,650 sqm 121
    DN6 8 Skellow £1,180 sqm £1,530 sqm £1,930 sqm 143
    DN6 7 Woodlands £1,100 sqm £1,490 sqm £1,990 sqm 230
    DN6 0 Askern £1,000 sqm £1,270 sqm £1,860 sqm 172
    DN5 9 Doncaster £1,230 sqm £1,620 sqm £2,060 sqm 274
    DN5 7 Sprotbrough £2,320 sqm £2,670 sqm £3,210 sqm 191
    DN5 0 Bentley £1,020 sqm £1,390 sqm £1,800 sqm 197

    Raw data

    Our analysis of DN6 7 is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

    Address Paid sqm £/sqm
    13, First Avenue, Woodlands £140,000
    Jul-2024
    		 92 1,521
    7, Kingfisher Rd, Woodlands £320,000
    Jul-2024
    		 133 2,406
    19, Northlands, Woodlands £205,000
    Jun-2024
    		 95 2,157

    See the entire list of all sales in DN6 7 here.

    About

    I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.