Apartment 16, Rocklands, Narrowcliff, Newquay, Cornwall, TR7 2FD
Condition: Generally reasonable but with minor outstanding disrepair (ill-fitting front door, loose balcony handle, flaking paint, broken freezer door, poor grouting) and significant cladding defects to the building exterior.
Evidence considered
- Landlord's four comparable one-bedroom lettings within the same building, let Feb-June 2025 at £950-£1,150/month, found to be superior (north-facing, sea views, larger balconies, one with parking)
- Landlord's additional advertised comparables (one one-bed at £850, two two-beds at £1,250) considered less relevant/not directly comparable
- Tenant's comparable one-bedroom flats advertised at £755-£795, located elsewhere in town, found inferior in specification and without sea proximity or roof terrace access
- Tribunal's own inspection findings and expert knowledge weighed alongside both parties' evidence
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first assessed a hypothetical open-market rent of £850 pcm by comparing the property to superior lettings within the same building (north-facing, sea views, larger balconies) and the tenant's inferior comparables elsewhere, while crediting the subject property's beach proximity and roof terrace access. It then deducted £25 pcm for minor outstanding disrepair, general wear and tear, and the impact of the building's damaged cladding, giving an adjusted market rent of £825 pcm, which took effect from the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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