4 Central Avenue, Atherton, Manchester, M46 9RG
Condition: A 1970s-built two-storey semi-detached house with uPVC double glazing, gas central heating, and block-paved gardens, in ordinary habitable condition.
Evidence considered
- Tenant provided five 3-bedroom comparables in the Atherton area listed Sept/Oct 2024 (£895 pcm) and March 2026 (£1,000 pcm)
- Tribunal found only the March 2026 comparable (£1,000 pcm) useful; older comparables deemed too dated
- Tribunal relied substantially on its own expert knowledge of local rental values
- Landlord submitted no comparable evidence
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal inspected the property and relied mainly on its own expert knowledge of local rental values, giving weight only to the single most recent tenant-submitted comparable (listed March 2026 at £1,000 pcm) as the other four tenant comparables from September/October 2024 were considered too dated to be useful. The landlord provided no evidence or submissions. Balancing the recent comparable against its own market knowledge, the tribunal determined a market rent of £1,100 pcm, below the landlord's proposed £1,200 pcm, with no further adjustments applied.
Read the original decision (PDF, GOV.UK)
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