14 Humprey Way, Norwich, Norfolk, NR13 6UH
Condition: Relatively new (about 1.5 years old) end-terrace house in a block of four, with a living room, kitchen and WC downstairs and two bedrooms and a bathroom upstairs; a rear garden and one parking space.
Evidence considered
- Tenant: 9 Rightmove listings for comparable suburban Norwich 2-bed terraces, generally below £1,300–£1,400 pcm
- Landlord: two adjoining properties in the same block (10 and 12 Humprey Way) let at £1,450 pcm each in April 2026
- Landlord: further nearby lettings on Ostler Road (£1,400–£1,425 pcm) and Lamb Lane (£1,475–£1,500 pcm)
- The tribunal treated the two adjoining same-block lettings as the best evidence, since the valuation exercise assumes a hypothetical new letting rather than a renewal, disregarding the tenant's own occupation and personal circumstances
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal explained that market-rent valuation assumes the property is vacant and offered to a hypothetical new tenant, so the sitting tenant's personal circumstances and the history of the existing rent are disregarded. Giving most weight to the two directly adjoining properties in the same block (let shortly after the valuation date at £1,450 pcm each), it determined the market rent at £1,400 pcm.
Read the original decision (PDF, GOV.UK)
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