38 Rhiwlas Street, Liverpool, Merseyside, L8 3UL
Condition: Modern terraced house in good order with central heating, double glazing, fridge freezer, hob, oven, flooring and solar PV.
Evidence considered
- Landlord provided 22 comparables from the same development, of which 9 were new lettings since early March 2026 at rents from £1149 to £1175 pcm; given significant weight as directly comparable new lettings in the same development.
- Tenant provided Rightmove listings of similar properties within a 1 mile radius ranging from £795 to £1100 pcm, and cited an online portal average of £658 pcm; considered generally useful but given less weight than the landlord's same-development comparables.
- Tribunal also relied on its own expert knowledge of local rental values.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal gave significant weight to the landlord's 22 comparables within the same modern development, particularly nine recent new lettings achieving £1149-£1175 pcm, finding them more directly relevant than the tenant's broader-area Rightmove listings and portal average. Combining this evidence with its own expert knowledge of local rental values, the tribunal determined a market rent of £1149 pcm, matching the landlord's proposed rent, with no adjustments needed and no undue hardship established to delay the effective date.
Read the original decision (PDF, GOV.UK)
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