Is Blackburn or Doncaster better for buy-to-let?

Blackburn has the higher average gross yield at 7.5%, while Blackburn has the lower average purchase price at £145,000. Higher-yield markets suit cash-flow investors; lower-yield, higher-price markets tend to be capital-growth plays.

What is the average rental yield in Blackburn?

The average gross rental yield in Blackburn is approximately 7.5%. On a typical £145,000 property that works out at roughly £906 per month in rent before mortgage costs, letting fees, insurance and maintenance. Net yield after costs is usually 1.5–2.5 percentage points lower.

What is the average rental yield in Doncaster?

The average gross rental yield in Doncaster is approximately 7.2%. On a typical £155,000 property that works out at roughly £930 per month in rent before mortgage costs, letting fees, insurance and maintenance. Net yield after costs is usually 1.5–2.5 percentage points lower.

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Location comparison

Blackburn vs Doncaster for Property Investment

Blackburn leads on gross yield at 7.5%, while Blackburn has the lower entry price at £145,000. Here is how the two markets compare on yield, price, deposit and tenant demand.

Blackburn vs Doncaster at a glance

Metric	Blackburn	Doncaster
Average gross yield	7.5%	7.2%
Average property price	£145,000	£155,000
Implied monthly rent	£906	£930
25% deposit	£36,250	£38,750
Stamp duty (additional property)	£7,250	£7,750
Population	120,000	310,000
Region	North West	Yorkshire
Investor rating	Good	Good

Blackburn

Stock is dominated by Victorian and inter-war terraces, with two- and three-bed houses making up most of what comes to market. Tenant demand is underpinned by local employment in services, healthcare and logistics, supported by a population of around 120,000. On the average £145,000 purchase, a 7.5% gross yield implies roughly £906 per calendar month in rent — a useful sanity check when you are reviewing a listing. Low entry costs with strong cash flow potential.

Strong fit
Standard buy-to-let
Strong fit
HMO / rent by the room
Strong fit
First-time landlord

Full Blackburn guide

Doncaster

Typical stock is a mix of terraces, ex-council semis and a growing number of apartment conversions closer to the centre. Tenant demand is underpinned by commuters using the town's rail and road links, public-sector employers including hospitals and councils, supported by a population of around 310,000. On the average £155,000 purchase, a 7.2% gross yield implies roughly £930 per calendar month in rent — a useful sanity check when you are reviewing a listing. Excellent rail links with affordable investment opportunities.

Strong fit
Standard buy-to-let
Workable
HMO / rent by the room
Strong fit
First-time landlord

Full Doncaster guide

Which is the better investment?

If monthly cash flow is your priority, Blackburn is the stronger option on paper at 7.5% gross. If you want the lower capital commitment, Blackburn needs around £36,250 as a 25% deposit. Averages only take you so far, though — run the actual listing through PropertyROI before you offer.

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