42 Stanley Avenue Ipswich Suffolk IP3 8HX
Condition: Fair to good condition, traditional 1890s mid-terraced house with gas central heating, double glazing, carpets and curtains provided by the landlord.
Evidence considered
- Tenant submitted details of 8 comparable houses to let in the town, some with location and asking rent details, reviewed by the tribunal at the hearing
- Landlord's agent provided photographs of the property's interior taken earlier in 2025 but no comparable rent evidence
- Tribunal relied substantially on its own general knowledge of market rent levels in Ipswich
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal determined the market rent using its own knowledge of Ipswich rent levels and its review of rents sought and achieved in the town, rather than relying heavily on the comparables submitted. It found the landlord's proposed rent of £1250 pcm too high, and the tenant's evidence of other lettings supported a figure below the proposal. No adjustments were made for condition, and the location opposite a commercial car wash yard and railway line was noted but not expressly quantified. The tribunal set the new rent at £1000 pcm, lower than both the current and proposed rents.
Read the original decision (PDF, GOV.UK)
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