2A Vale Road, Portslade, Brighton, BN41 1GF
Condition: Generally good condition but with an out-of-use/disrepaired balcony and dated kitchen and bathroom fittings; tenant had supplied carpets, curtains and white goods.
Evidence considered
- Landlord provided a Rightmove 'Best Price Guide' of 12 comparable two-bedroom lettings in the vicinity, ranging £1,395–£1,500 pcm (July 2023–May 2025).
- Tenant provided 6 comparable two-bedroom lettings ranging £1,200–£1,300 pcm.
- Tenant cited her own email estimate that similar properties in the area let for around £1,250–£1,300 pcm.
- Tribunal also relied on its own expert general knowledge of local rental values and internal/external photographs of the property.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent for this split-level two-bedroom flat above retail premises at £1,400 pcm based on comparable letting evidence from both parties and its own knowledge of local rental values. It then made deductions totalling £100 pcm to reflect that the tenant (not the landlord) had provided carpets, curtains and white goods, and for the disrepair of an out-of-use balcony and dated kitchen/bathroom equipment, arriving at a final determined rent of £1,300 pcm, effective from the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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