148 Forest Road, Mansfield NG18 4BU
Condition: Modern ground floor flat with electric radiator heating and double glazing, described as being in good order/modernised based on tenant's description and photographs.
Evidence considered
- Tenant comparables: 2-bed flats/duplex in Mansfield ranging £615-£680 pcm, with varying relevance (conversions vs purpose-built, location, limited details)
- Tenant comparable outside Mansfield (Sutton in Ashfield, £625 pcm) given little weight due to different local market
- Landlord comparables: 2-bed apartments/maisonettes £775-£800 pcm in or near Mansifeld, one in Kirkby in Ashfield (£795 pcm) and one 1-bed in Heritage Court (£725 pcm) given little to no weight due to geographic distance or property type mismatch
- St Crispin Court top-floor 2-bed apartment (£680 pcm, not let) treated as the most comparable property and used to indicate a likely rental cap
- Tribunal's own general knowledge of local rental market used to finalise the figure
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal relied on comparable evidence from both parties, giving most weight to comparables in Mansfield itself and discounting those outside the local area (Kirkby in Ashfield, Sutton in Ashfield, Heritage Court) as operating in different markets. A top-floor apartment at St Crispin Court (£680 pcm, not let) was found most comparable and, together with other local comparables, indicated a cap for the local 2-bedroom flat market. Using its own expert knowledge and the usable evidence, the tribunal determined a market rent of £675 pcm, finding no basis for further adjustment and noting the tenant's disability was irrelevant to the valuation.
Read the original decision (PDF, GOV.UK)
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