13 Sparrows Close, Bedford, MK42 6GL
Condition: Almost-new three-bed house (one ensuite) on a developing housing estate, with a downstairs toilet, garden and two parking spaces; a basic broadband service is included.
Evidence considered
- Tenant: a neighbouring 3-bed-with-study property at £1,700 pcm, later increased to £1,850 pcm
- Tenant: an identical neighbouring property renewed at £1,825 pcm
- Tenant: Rightmove listing at Willow Grove, Wixams (3 bed, 2 bath) advertised at £1,555 pcm, let in a quieter period (Dec 2025) with a one-month incentive
- Tenant: Willowy Road, Wixams at £1,650 pcm and Verde Avenue, Wixams at £1,800 pcm (similar condition), and a 4-bed/3-bath at Rainbow Close at £1,900 pcm
- Landlord: 5 lettings achieved within its own portfolio on the same estate, April–June 2026, £1,850–£1,950 pcm
- Landlord: 5 further Rightmove comparables (3-bed end-terrace/semi-detached within 5 miles), £1,850–£1,950 pcm
- The tribunal gave no weight to the tenant's general references to unaddressed neighbouring rents, and treated the landlord's achieved-rent evidence as more persuasive than advertised asking rents
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the landlord's evidence of rents actually achieved on the same estate in April and June 2026 more persuasive than the tenant's older or unaddressed comparables, since achieved rents close to the valuation date on the same road carry more weight than asking prices. Relying on this and its own market knowledge, it set the market rent at £1,875 pcm with no adjustments.
Read the original decision (PDF, GOV.UK)
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