78 Charles English Close, Ipswich, Suffolk, IP1 1EF
Condition: Modern purpose-built mid-terraced townhouse with integral garage, central heating, double glazing, carpets, curtains and fitted kitchen, but no garden.
Evidence considered
- Three new lettings of the same house type since 8 November 2025, all at £1,700 pcm
- Nine renewal agreements for the same house type, eight at £1,700 pcm and one at £1,750 pcm
- Floor plans and internal photographs of the subject property
- Tribunal's own general knowledge of rental values in the locality
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal relied on actual lettings and renewal evidence for the same house type within the Merchants Yard development: three recent new lettings and eight of nine renewals had been agreed at £1,700 pcm, matching the landlord's proposed rent. Applying its own market knowledge alongside this comparable evidence, the tribunal found the market rent to be £1,700 pcm, disregarding the previous rent, tenant's ability to pay, and landlord's costs as irrelevant to the hypothetical open-market letting.
Read the original decision (PDF, GOV.UK)
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