24 Quadrivium Point, Tuns Lane, Slough, SL1 2WN
Condition: One-bedroom unfurnished flat with bathroom and kitchen/living area on the third floor (rear) of a modern purpose-built block, no garden.
Evidence considered
- Tenant provided examples: a one-bedroom flat (floor unknown) at £1,250 pcm, a first-floor one-bedroom flat at £1,200 pcm, and a third-floor two-bedroom flat at £1,425 pcm in the same building.
- Landlord's agent provided a single example of a one-bedroom flat advertised at £1,350 pcm, with no details of floor or accommodation, which the tribunal considered 'cherry-picked' and at the higher end of the market.
- Tribunal relied on its own knowledge and expertise of asking rents for comparable one-bedroom flats above first floor level, estimated at around £1,250 pcm, adjusted down slightly to reflect that these were asking rather than agreed rents.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent of a one-bedroom flat using its own knowledge and comparable evidence submitted by both parties, disregarding the current passing rent, personal circumstances, and historic rent levels. It found the landlord's single comparable was "cherry-picked" at the higher end of the market, while the tenant's comparables were more representative. Concluding that asking rents for similar first-floor-and-above one-bedroom flats were around £1,250 pcm, and adjusting slightly down to reflect that these were asking rather than agreed rents, the tribunal determined a market rent of £1,225 pcm, a reduction on the previous passing rent of £1,350 pcm.
Read the original decision (PDF, GOV.UK)
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