27 Donnison Street, Manchester, Greater Manchester, M12 5FR
Condition: A two-bedroom mid-terrace house built in the 2010s, supplied with white goods but not fully furnished, showing some wear after over 10 years' occupation including worn door handles and ageing fixtures.
Evidence considered
- Landlord submitted a Rightmove 'Best Price Guide' covering M12 5FR + 0.25 miles, properties marketed Dec 2024-Mar 2026
- Two let-agreed comparables within 0.1 miles: a furnished 2-bed semi-detached house with driveway at £1,250 pcm, and a 2-bed mid-terrace house with modern kitchen and driveway at £1,250 pcm
- Tenant did not provide any actual comparable properties, only a suggested rent range of £900-£950 pcm based on general market impression
- Tribunal also relied on its own expert knowledge of local rental values
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from a market rent of £1,250 pcm for the property if modernised, furnished and in good order, based on two let-agreed comparables within 0.1 miles. It then deducted £150 for the property not being fully furnished (only white goods/curtains provided) and £68 for condition issues (worn door handles, ageing fixtures), arriving at £1,032 pcm. The tenant's evidence was given limited weight as no actual comparable properties were submitted, only a suggested rent range.
Read the original decision (PDF, GOV.UK)
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