28 Gould Close, Newbury, West Berkshire, RG14 5QN
Condition: Minor historic disrepair (bath rust, heater fault, kitchen hob, mould) largely resolved, but with no balcony, electric storage heating only, worn carpets/white goods, and a kitchen/bathroom needing refresh.
Evidence considered
- Tenant cited asking prices of similar modern local flats at £1,100-£1,200 pcm and a cheaper flat off the estate
- Landlord cited asking prices of similar modern local flats at £1,150-£1,200 pcm, plus a recent let on the estate at £1,250 pcm and one elsewhere at £1,400 pcm
- Tribunal relied on its own general knowledge of market rents in and around Newbury
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used its own knowledge of local market rents, supported by both parties' asking-price evidence (tenant £1,100-£1,200 pcm; landlord £1,150-£1,400 pcm), to find that a comparable flat in good order on this estate would let for £1,200 pcm. It then deducted £150 pcm to reflect the Property's specific shortcomings compared to similar flats in the block—no balcony, electric-only space heating, and worn carpets/white goods/kitchen and bathroom needing refresh—arriving at a determined rent of £1,050 pcm.
Read the original decision (PDF, GOV.UK)
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