Apartment 25, 5 Clarence Street, Block 3, Salford, Greater Manchester, M7 1BR
Condition: Modern first-floor flat in good condition, though tenant reported it was cold with some drafts in winter.
Evidence considered
- Tenant comparables: three 2-bed/2-bath Salford apartments advertised between £1100-£1150 pcm
- Landlord comparables: five identical-style Clarence Street apartments with achieved/advertised rents of £1255-£1325 pcm, though the three 'achieved' figures were discounted as reflecting sitting-tenant reviews rather than open-market value
- Landlord comparables: three further similar nearby properties advertised at £1250-£1295 pcm
- Tribunal resolved a floor-area discrepancy (679 vs 936 sq ft) in favour of 679 sq ft, finding this made all comparables relevant
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal accepted the property's floor area as approximately 679 sq ft, resolving a discrepancy in the landlord's literature, and found both parties' comparables relevant. It discounted the landlord's first three 'achieved rent' comparables as reflecting sitting-tenant reviews rather than true open-market value, preferring advertised rents for identical or similar nearby properties. Using its own expertise and the remaining comparable evidence, the tribunal determined a market rent of £1225 pcm, below the landlord's proposed £1250 pcm, with no adjustment needed as the property was in good condition and no undue hardship evidence was provided for a later start date.
Read the original decision (PDF, GOV.UK)
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