The middle home sold in Rotherham went for £194,000 in 2025, according to HM Land Registry's record of completed sales. That is about two-thirds of the £295,000 median for England and Wales over the same year, placing the South Yorkshire town among the more affordable places to buy a home in England. It also sits squarely in the middle of its own county — dearer than Doncaster and Barnsley (both around £180,000), cheaper than Sheffield (£218,750).
A single citywide figure hides a lot, though. Recorded 2025 sale prices in Rotherham ran from £30,000 to £1.725m, and where you buy — and what type of home — moves the number far more than the headline suggests. This guide breaks down what buyers actually paid across Rotherham in 2025, by postcode district and property type, alongside the council tax, energy efficiency and stamp duty that shape the true cost of living there.
How much is a typical Rotherham home?
There are two ways to summarise a market, and they tell different stories. The median is the middle sale — half of homes sold for more, half for less — and it is the better guide to a typical purchase. The mean (the simple average) is pulled upward by a minority of higher-value sales.
| Measure | Rotherham (2025) | England & Wales (2025) |
|---|---|---|
| Median sale price | £194,000 | £295,000 |
| Mean sale price | £221,326 | £372,354 |
| Recorded sales | 3,412 | ~782,600 |
Figures cover houses and flats (Land Registry category A — standard sales for value). The roughly £27,000 gap between Rotherham's mean and median is the fingerprint of a smaller number of expensive detached sales stretching the average upward.
The middle sale has risen steadily over recent years: £166,000 in 2021, £177,000 in 2022, £180,000 in 2023, £188,000 in 2024 and £194,000 in 2025 — about £28,000 higher across four years. Year-to-year moves in a raw median are sensitive to which homes happen to sell, so it is worth reading that alongside the mix-adjusted trend further down. For a wider county view, our South Yorkshire buying and running cost guide compares Rotherham with its three neighbours side by side.
Rotherham house prices by postcode district
Prices vary sharply by postcode. The table below shows the 2025 median for each Rotherham postcode district with at least 40 recorded sales, from lowest to highest.
| Postcode district | Median sale (2025) | Recorded sales |
|---|---|---|
| S62 (Rawmarsh, Parkgate) | £163,000 | 219 |
| S61 (Kimberworth, Thorpe Hesley) | £170,000 | 404 |
| S65 (Rotherham east, Clifton, Dalton) | £170,000 | 339 |
| S64 (Swinton, Kilnhurst) | £180,000 | 199 |
| S63 (Wath-upon-Dearne, Brampton) | £186,000 | 243 |
| S66 (Wickersley, Bramley, Maltby) | £190,000 | 610 |
| S25 (Dinnington, Anston) | £195,000 | 324 |
| S26 (Aston, Swallownest, Kiveton) | £237,250 | 362 |
| S60 (town centre, Moorgate, Whiston) | £240,000 | 634 |
Unlike many towns, Rotherham's central postcode is not its cheapest. S60 — the dearest district at £240,000 — covers the town centre but also the leafier southern suburbs of Moorgate, Broom and Whiston, which lift its median. The most affordable districts are the former industrial areas north of the centre: S62 (Rawmarsh and Parkgate) at £163,000 and the western and eastern belts of S61 and S65 at £170,000. The commuter villages toward the M1 in S26 (Aston, Swallownest, Kiveton) sit near the top.
Rotherham prices by property type
The type of home is the single biggest driver of price. These are the 2025 medians by property type.
| Property type | Median sale (2025) | Recorded sales |
|---|---|---|
| Detached | £314,000 | 939 |
| Semi-detached | £187,000 | 1,584 |
| Terraced | £134,000 | 730 |
| Flat | £114,500 | 144 |
A detached home (£314,000) typically cost well over twice a terraced house (£134,000). Semi-detached homes are the largest single slice of the Rotherham market — 1,584 of the 3,412 recorded sales, nearly half — and at £187,000 they sit just below the citywide median. Flats are a small share of sales here. This spread is why the true cost of a specific address depends far more on what you buy than on Rotherham's headline average.
Council tax in Rotherham
Rotherham Council set its Band D council tax at £2,381.53 for 2026-27. That is just below the £2,410.97 average across England's 296 billing authorities, and the second-highest of the four South Yorkshire authorities.
| Authority | Band D (2026-27) |
|---|---|
| Doncaster | £2,167.75 |
| Barnsley | £2,325.96 |
| Rotherham | £2,381.53 |
| Sheffield | £2,510.16 |
Band D is a benchmark, not what most people pay: most Rotherham homes sit in Bands A to C and are charged less, on the fixed statutory scale (a Band A bill is two-thirds of Band D). Because the town's typical home is affordable to buy but its Band D sits close to the national average, running costs and purchase price pull in slightly different directions — a pattern we explore in the council tax comparison across England's authorities.
How energy-efficient are Rotherham homes?
Across roughly 49,100 Rotherham dwellings with a linkable Energy Performance Certificate (most recent certificate per address), 41.2% are rated C or above — a little above the England-and-Wales average of about 40%, and the second-greenest stock in South Yorkshire after Barnsley. Only 2.0% sit in the lowest F or G bands. Energy rating tracks build era closely: post-2003 homes are far more likely to reach band C than pre-1945 stock, which is why newer estates on the town's edges rate better than its Victorian terraces. For a nearby comparison, see our guide to the average house price in Sheffield, whose older terraced base gives it the lowest C-or-above share in the county.
How Rotherham prices have moved
The UK House Price Index, which adjusts for the mix of homes sold, showed Rotherham up 2.4% in the year to May 2026 on a three-month-smoothed basis. That compares with 3.7% for Yorkshire and The Humber and 2.0% for England as a whole. These are backward-looking measures of what has already happened, not a forecast of what comes next. A wider view of neighbouring markets is in our guide to the average house price in Doncaster.
Stamp duty and monthly costs at the Rotherham median
At the £194,000 median, the Stamp Duty Land Tax picture depends on the buyer:
| Buyer type | Stamp Duty at £194,000 |
|---|---|
| Home mover (main residence) | £1,380 (0.71%) |
| First-time buyer | £0 |
| Additional property (second home / buy-to-let) | £11,080 (5.71%) |
First-time buyers pay nothing because £194,000 is below the £300,000 first-time-buyer nil-rate threshold (HMRC, 2026); a home mover pays 2% on the slice above £125,000; an additional-property purchase carries the extra 5% surcharge across the whole price. A conveyancer confirms which rate applies at completion.
On the borrowing side, a 25% deposit (£48,500) on the median home leaves a £145,500 mortgage. At the Bank of England's most recent quoted rate for a five-year fix at 75% loan-to-value — 4.32% in April 2026 — that works out to roughly £794 a month over a 25-year term. Your own rate will depend on your lender, deposit and credit profile. This is general information, not advice — speak to a qualified adviser before acting.
You can model any of these figures for a specific home using the mortgage calculator or compare Rotherham with other areas in our cheapest postcode areas to buy in the UK guide.
See the true cost for a Rotherham street
Every home is different, and the headline median only takes you so far. To see the all-in cost — mortgage, council tax, energy and stamp duty — for a real Rotherham address, try a Rotherham postcode on Homecost.
Figures are based on around 3,412 Land Registry sales in Rotherham in 2025, the 2026-27 council tax set by Rotherham Council, Energy Performance Certificate records, and the UK House Price Index. Browse more regional price guides for other towns and cities.